1105 Walnut St · Carthage, MO 64836

$99,000

1 bd · 1.0 ba · 576 sqft · Other · 73 Days on market

Built 2015 7,405 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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SE HABLA ESPAÑOL. Big opportunity in a small package. What if your next home or investment checked all the boxes? This only 11-year-old home gives you peace of mind from day one; no major expenses to worry about. That means less maintenance and MORE profit or comfort. Sitting on a spacious lot, this property gives you room to grow. Build your dream home in the future. Expand the current home. Create the backyard you've always wanted. Don't let the word ''tiny'' fool you. Every room feels open, functional, and comfortable. Previously rented for $600 per month. Nearby studio rents for $900/month. Strong potential to increase rents and build cash flow. Minutes from restaurants, parks, highways, and daily essentials everything you need is right around the corner. Not in a flood zone. Low property taxes. High potential upside. Whether you're a first-time buyer, downsizing, or looking to grow your portfolio, this property offers many possibilities. Every day is a new chance to call this home. Schedule your showing today!

Key facts

• 7,405 sq ft lot
• Built 2015
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $29 ($342/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 $80k (19.5% below list).
• Recommended offer: $80k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#131 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment F.
• Carthage R-IX (town): math 37% / reading 39% proficiency, ranked #183 of 324 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Columbian Elem. (math 22% / reading 22%, grade F, #910 of 1,115 statewide, top 83%, 379 students, 87% FRL); Carthage Jr. High (math 38% / reading 41%, grade F, #189 of 391 statewide, top 51%, 752 students, 64% FRL); Carthage High School (math 44% / reading 43%, grade F, #208 of 521 statewide, top 40%, 1,610 students, 60% FRL) — zoned schools average 71% FRL vs 56% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 195 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $79,737 (19.5% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-14,264
• Equity at exit: $14,761

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-10,238
• Equity at exit: $8,560

Cash invested: $27,720 (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 64836

• Home prices YoY: -18.2%
• Active inventory: 195
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $797 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $29

Break-even live

Break-even rent $761

Max offer price $99,000

Occupancy floor 91%

Sensitivity live

Price	-10% $85	-5% $57	+0% $29	+5% $1	+10% $-28
Rent	-10% $-34	-5% $-3	+0% $29	+5% $60	+10% $92
Rate	-1.0pp $78	-0.5pp $54	base $29	+0.5pp $3	+1.0pp $-23

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Howard St Carthage, MO	1.0	1.0	514	$870	$1.69	23d	1	0.90mi

Listing history 18 events

1. 2026-06-18
   status $99,000 Pending 73 DOM
2. 2026-06-18
   days on market $99,000 Active Under Contract 73 DOM
3. 2026-06-17
   days on market $99,000 Active Under Contract 72 DOM
4. 2026-06-16
   days on market $99,000 Active Under Contract 71 DOM
5. 2026-06-15
   days on market $99,000 Active Under Contract 70 DOM
6. 2026-06-14
   days on market $99,000 Active Under Contract 68 DOM
7. 2026-06-13
   days on market $99,000 Active Under Contract 67 DOM
8. 2026-06-10
   days on market $99,000 Active Under Contract 65 DOM
9. 2026-06-09
   days on market $99,000 Active Under Contract 64 DOM
10. 2026-06-08
    days on market $99,000 Active Under Contract 63 DOM
11. 2026-06-07
    statusdays on market $99,000 Active Under Contract 62 DOM
12. 2026-06-05
    days on market $99,000 Active 59 DOM
13. 2026-06-02
    statusdays on market $99,000 Active 57 DOM
14. 2026-04-10
    price $99,000 1037-char remark

    Show marketing remark (1037 chars)

    SE HABLA ESPAÑOL. Big opportunity in a small package. What if your next home or investment checked all the boxes? This only 11-year-old home gives you peace of mind from day one; no major expenses to worry about. That means less maintenance and MORE profit or comfort. Sitting on a spacious lot, this property gives you room to grow. Build your dream home in the future. Expand the current home. Create the backyard you've always wanted. Don't let the word ''tiny'' fool you. Every room feels open, functional, and comfortable. Previously rented for $600 per month. Nearby studio rents for $900/month. Strong potential to increase rents and build cash flow. Minutes from restaurants, parks, highways, and daily essentials everything you need is right around the corner. Not in a flood zone. Low property taxes. High potential upside. Whether you're a first-time buyer, downsizing, or looking to grow your portfolio, this property offers many possibilities. Every day is a new chance to call this home. Schedule your showing today!

15. 2026-03-21
    listed $109,000 Active 1037-char remark

    Show marketing remark (1037 chars)

    SE HABLA ESPAÑOL. Big opportunity in a small package. What if your next home or investment checked all the boxes? This only 11-year-old home gives you peace of mind from day one; no major expenses to worry about. That means less maintenance and MORE profit or comfort. Sitting on a spacious lot, this property gives you room to grow. Build your dream home in the future. Expand the current home. Create the backyard you've always wanted. Don't let the word ''tiny'' fool you. Every room feels open, functional, and comfortable. Previously rented for $600 per month. Nearby studio rents for $900/month. Strong potential to increase rents and build cash flow. Minutes from restaurants, parks, highways, and daily essentials everything you need is right around the corner. Not in a flood zone. Low property taxes. High potential upside. Whether you're a first-time buyer, downsizing, or looking to grow your portfolio, this property offers many possibilities. Every day is a new chance to call this home. Schedule your showing today!

16. 2015-06-17
    soldstatus
17. 2015-06-16
    soldstatus 42-char remark

    Show marketing remark (42 chars)

    Fantastic building lot. Ready to build on.

18. 2015-03-19
    listed $5,000 42-char remark

    Show marketing remark (42 chars)

    Fantastic building lot. Ready to build on.

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$469/yr (+$39/mo · 95.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $9,568
• − Mortgage interest: −$5,546
• − Property taxes: −$492
• − Insurance: −$495
• − Repairs & maintenance: −$765
• − Management: −$765
• − Depreciation: −$2,880
• Taxable loss: −$1,375
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $672/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: Carthage R-IX
• NCES district ID: 2907460
• Math proficiency: 37% ▲ 3.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $39,696
• Composite: 31.85/100
• National rank: #5874
• State rank: #183 of 324 in MO

Livability — Carthage

• Score: 70/100
• State rank: #131
• US rank: #7646

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carthage, MO
• County: Jasper County · 79,035 people
• City population: 26,562
• Metro: Joplin, MO
• Population (ZIP): 26,562
• Household income: $61,335
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 800.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 82% English-only · Spanish 18%

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: ▼ -55.61%
• Current HPI: 250.499
• Rent YoY: —
• 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

+1880.0% since first listed

5 events — show timeline

• 2026-04-10 Price Changed $99,000 OGAR
• 2026-03-21 Listed $109,000 OGAR
• 2015-06-17 Sold (Public Records) — Public Records
• 2015-06-16 Sold (MLS) — OGAR
• 2015-03-19 Listed $5,000 OGAR

Property tax history

+24.0%/yr

Latest (2025): $492 · +23.6% YoY. Source: county tax records.