720 S Brownell Ave · Joplin, MO 64801

$169,000

3 bd · 2.0 ba · 1,288 sqft · Other · 10 Days on market

Built 1930 5,662 sqft lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 3 bedroom, 2 bath, total remodel, nice deck, storage building.

Key facts

• Hvac
• New flooring
• New paint

Tags

• NEW FLOORING
• NEW PAINT
• NEW APPLIANCES
• NEW ROOF
• HVAC
• SPACIOUS LIVING ROOM

Property features AI

Exterior

• Home design: House
• Construction: Living area approximately 1,288
• Exterior features: Lot of approximately 5,576 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $169k.

Deal economics

• At list price, monthly cash flow is $51 ($614/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (20.8% below list).
• Recommended offer: $134k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.1% in Joplin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#318 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Joplin Schools (urban): math 30% / reading 39% proficiency, ranked #231 of 324 in MO (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastmorland Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 244 students, 68% FRL); East Middle (math 22% / reading 40%, grade F, #279 of 391 statewide, top 72%, 597 students, 66% FRL); Joplin High (math 32% / reading 46%, grade F, #287 of 521 statewide, top 55%, 2,233 students, 50% FRL).
• Market conditions: Rents rising (+3.0%/yr); 378 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,908 (20.8% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-24,271
• Equity at exit: $25,198

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-17,533
• Equity at exit: $14,612

Cash invested: $47,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 64801

• Rents YoY: 3.0%
• Active inventory: 378
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$886
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $51

Break-even live

Break-even rent $1,274

Max offer price $169,000

Occupancy floor 91%

Sensitivity live

Price	-10% $147	-5% $99	+0% $51	+5% $3	+10% $-44
Rent	-10% $-55	-5% $-2	+0% $51	+5% $104	+10% $157
Rate	-1.0pp $136	-0.5pp $94	base $51	+0.5pp $7	+1.0pp $-37

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 S Florida Ave Joplin, MO	3.0	2.0	1180	$1,400	$1.19	22d	1	0.42mi
1119 S Saint Louis Ave Joplin, MO	2.0	1.5	904	$1,100	$1.22	22d	1	0.49mi
120 S Brownell Ave Joplin, MO	3.0	1.0	1092	$900	$0.82	22d	1	0.51mi
2528 E 15th St Joplin, MO	3.0	2.5	1800	$2,750	$1.53	22d	1	0.62mi
2811 E 15th St Joplin, MO	3.0	1.5	1500	$1,500	$1.00	22d	1	0.70mi
2901 E 15th St Joplin, MO	2.0	1.0	1035	$1,250	$1.21	22d	1	0.75mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	22d	1	0.94mi
1013 Broadway St Joplin, MO	3.0	1.0	917	$995	$1.09	22d	1	0.98mi
815 Greenwood Dr Joplin, MO	2.0	2.0	1250	$1,275	$1.02	22d	1	1.00mi
801 Greenwood Dr Joplin, MO	3.0	2.0	1050	$1,400	$1.33	22d	1	1.00mi
1715 Wisconsin Ave #2 Joplin, MO	2.0	2.0	1000	$900	$0.90	22d	1	1.07mi
2114 S Patterson Ave Joplin, MO	3.0	2.0	1715	$1,700	$0.99	22d	1	1.08mi
211 S Galena Ave Joplin, MO	3.0	2.0	1200	$1,550	$1.29	22d	1	1.16mi
1880 E Kensington St Joplin, MO	3.0	2.0	1036	$1,400	$1.35	22d	1	1.28mi
2301 Texas Ave #2 Joplin, MO	2.0	1.5	1000	$950	$0.95	22d	1	1.30mi
3430 Newman Rd Apt 105 Joplin, MO	2.0	2.0	943	$875	$0.93	22d	1	1.36mi
3440 Newman Rd Unit 305 Joplin, MO	2.0	2.0	943	$875	$0.93	22d	1	1.39mi
101 N Main Street Rd Unit 1806 Joplin, MO	3.0	2.0	1386	$1,300	$0.94	22d	1	1.47mi

Listing history 15 events

1. 2026-06-21
   days on market $169,000 Active 10 DOM
2. 2026-06-19
   days on market $169,000 Active 8 DOM
3. 2026-06-18
   days on market $169,000 Active 7 DOM
4. 2026-06-17
   days on market $169,000 Active 6 DOM
5. 2026-06-16
   days on market $169,000 Active 5 DOM
6. 2026-06-15
   days on market $169,000 Active 4 DOM
7. 2026-06-14
   days on market $169,000 Active 2 DOM
8. 2026-06-13
   remarks 369-char remark
9. 2026-06-13
   pricedays on marketlisting id $169,000 Active 1 DOM
10. 2026-06-10
    days on market $165,000 Active 6 DOM
11. 2026-06-09
    days on market $165,000 Active 5 DOM
12. 2026-06-08
    days on market $165,000 Active 4 DOM
13. 2026-06-07
    days on market $165,000 Active 3 DOM
14. 2026-06-05
    remarks 354-char remark
15. 2026-06-05
    listed $165,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $600 · $50/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$1,039/yr (+$87/mo · 173.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,069
• − Mortgage interest: −$9,467
• − Property taxes: −$600
• − Insurance: −$845
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$4,916
• Taxable loss: −$2,330
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $1,174/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Joplin Schools
• NCES district ID: 2916350
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $38,648
• Composite: 28.82/100
• National rank: #6657
• State rank: #231 of 324 in MO

Livability — Joplin

• Score: 64/100
• State rank: #318
• US rank: #14578

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety D- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joplin, MO
• County: Jasper County · 79,035 people
• City population: 73,303
• Metro: Joplin, MO
• Population (ZIP): 36,287
• Household income: $52,620
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1710.0

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 120,033 people
• By 2030: 120,091 · +0.0%
• By 2040: 119,297 · -0.6%
• By 2050: 117,705 · -1.9%
• By 2075: 110,402 · -8.0%
• By 2100: 99,719 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 6% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+46.8) · D 25.9% · R 72.7% · Other 1.4%
• 2008→2024 swing: -13.6pp toward R · 2008: -33.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+46.2 2016: R+50.8 2012: R+41.0 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.15%
• Current HPI: 248.5056
• Rent YoY: ▲ 2.95%
• Metro: Joplin, MO
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+100.0% since first listed

6 events — show timeline

• 2026-06-04 Listed $165,000 ForSaleByOwner.com
• 2015-03-19 Sold (Public Records) — Public Records
• 2015-03-17 Sold (MLS) — OGAR
• 2014-10-02 Listed $82,500 OGAR
• 2013-04-19 Sold (Public Records) — Public Records
• 2001-02-09 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $600 · +13.1% YoY. Source: county tax records.