109 N Jackson Ave · Joplin, MO 64801

$40,000

2 bd · 1.0 ba · 1,701 sqft · Other · 72 Days on market

Built 1900 6,098 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in the heart of Joplin. This property has great bones and the curb appeal is unreal! The opportunity to create your own masterpiece is endless with this gem.

Key facts

• 6,098 sq ft lot
• Built 1900
• Listed 71 days

Property features AI

Exterior

• Utilities: No water service specified; No sewer service specified
• Home design: Single-family residence; Two-story
• Construction: Approximately 1,701 above-grade finished area
• Exterior features: Composition roof; Asphalt road frontage on a public maintained city street

Interior

• Bathrooms: One full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.2% 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: Jefferson Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 192 students, 75% FRL); North Middle (math 26% / reading 35%, grade F, #283 of 391 statewide, top 74%, 517 students, 65% 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); 371 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1900 — 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 $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.93% ✓
• Cap rate: 26.22%
• Cash-on-cash: 71.16%
• DSCR: 4.17
• GRM: 2.8

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: 70.7%
• Equity multiple: 4.19×
• Total profit: $35,770
• Equity at exit: $5,964

10-year hold

• IRR: 74.7%
• Equity multiple: 8.63×
• Total profit: $85,411
• Equity at exit: $3,458

Cash invested: $11,200 (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: 371
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$210
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $664

Break-even live

Break-even rent $330

Max offer price $40,000

Occupancy floor 38%

Sensitivity live

Price	-10% $687	-5% $676	+0% $664	+5% $653	+10% $642
Rent	-10% $572	-5% $618	+0% $664	+5% $710	+10% $757
Rate	-1.0pp $684	-0.5pp $674	base $664	+0.5pp $654	+1.0pp $643

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 N Connor Ave Joplin, MO	2.0	1.0	1072	$1,000	$0.93	21d	1	0.19mi
120 /122 S Pearl Ave #122 Joplin, MO	3.0	2.0	1200	$1,250	$1.04	21d	1	0.24mi
101 N Main Street Rd Unit 1806 Joplin, MO	3.0	2.0	1386	$1,300	$0.94	21d	1	0.46mi
211 S Galena Ave Joplin, MO	3.0	2.0	1200	$1,550	$1.29	21d	1	0.79mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	21d	1	0.94mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	21d	1	1.05mi
2002 W 11th St Joplin, MO	3.0	1.0	1200	$1,200	$1.00	21d	1	1.31mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	21d	1	1.43mi

Listing history 25 events

1. 2026-06-19
   days on market $40,000 Active 72 DOM
2. 2026-06-18
   days on market $40,000 Active 71 DOM
3. 2026-06-17
   days on market $40,000 Active 70 DOM
4. 2026-06-16
   days on market $40,000 Active 69 DOM
5. 2026-06-15
   days on market $40,000 Active 68 DOM
6. 2026-06-14
   days on market $40,000 Active 66 DOM
7. 2026-06-13
   days on market $40,000 Active 65 DOM
8. 2026-06-10
   days on market $40,000 Active 63 DOM
9. 2026-06-09
   days on market $40,000 Active 62 DOM
10. 2026-06-08
    days on market $40,000 Active 61 DOM
11. 2026-06-07
    days on market $40,000 Active 60 DOM
12. 2026-06-05
    days on market $40,000 Active 57 DOM
13. 2026-06-03
    days on market $40,000 Active 56 DOM
14. 2026-06-02
    days on market $40,000 Active 55 DOM
15. 2026-06-01
    days on market $40,000 Active 54 DOM
16. 2026-05-31
    days on market $40,000 Active 53 DOM
17. 2026-05-30
    days on market $40,000 Active 52 DOM
18. 2026-04-08
    listed $40,000 Active
19. 2025-09-23
    listed $40,000 Active
20. 2025-01-20
    soldstatus Closed 186-char remark

    Show marketing remark (186 chars)

    Great investment opportunity in the heart of Joplin. This property has great bones and the curb appeal is unreal! The opportunity to create your own masterpiece is endless with this gem.

21. 2025-01-17
    soldstatus
22. 2025-01-03
    status Pending 186-char remark

    Show marketing remark (186 chars)

    Great investment opportunity in the heart of Joplin. This property has great bones and the curb appeal is unreal! The opportunity to create your own masterpiece is endless with this gem.

23. 2025-01-02
    listed $29,500 Active 186-char remark

    Show marketing remark (186 chars)

    Great investment opportunity in the heart of Joplin. This property has great bones and the curb appeal is unreal! The opportunity to create your own masterpiece is endless with this gem.

24. 2010-03-08
    soldstatus
25. 2003-07-09
    soldstatus

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $413 · $34/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $14,051
• − Mortgage interest: −$2,241
• − Property taxes: −$413
• − Insurance: −$200
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$1,164
• Taxable income: $7,786
• Est. tax owed @ 24.0%: −$1,869
• After-tax cash flow: $6,102/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

+35.6% since first listed

8 events — show timeline

• 2026-04-08 Listed $40,000 SOMO
• 2025-09-23 Listed $40,000 SOMO
• 2025-01-20 Sold (MLS) — OGAR
• 2025-01-17 Sold (Public Records) — Public Records
• 2025-01-03 Pending — OGAR
• 2025-01-02 Listed $29,500 OGAR
• 2010-03-08 Sold (Public Records) — Public Records
• 2003-07-09 Sold (Public Records) — Public Records

Property tax history

+14.6%/yr

Latest (2025): $413 · +13.1% YoY. Source: county tax records.