417 Irwin St · Duenweg, MO 64841

$110,000

3 bd · 1.0 ba · 1,450 sqft · Other · 194 Days on market

Built 1950 ↓ 23% since listing

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Move-in ready 3 bedroom, 1 bath home located in a quiet southeast Joplin neighborhood. This single-level home offers 1,450 sq ft of living space with a spacious living room, large kitchen, and oversized walk-in closets. Recent updates include new flooring in the kitchen and laundry room, new vinyl siding, updated plumbing, and newer HVAC for added comfort and efficiency. Situated on a generous 0.26-acre lot with a detached garage and chain link fenced yard. Conveniently located near schools and amenities. Seller is motivated--bring your offers!

Key facts

• New vinyl siding
• 2 garage spots
• Built 1950

Tags

• OVERSIZED WALK IN CLOSETS
• NEW VINYL SIDING

Property features AI

Finance

• Other: Annual tax amount listed (financial details omitted per instructions)
• Financial info: No investment or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: 2-car garage; 1-car detached garage
• Security: No specific security features provided
• Utilities: Public sewer
• Home design: Single-family residence; Freestanding single-family property; Residential property
• Construction: Vinyl siding; Block foundation; Composition roof; Built area approximately 1,450 above grade
• Exterior features: Chain link fencing; .26-acre lot

Interior

• Kitchen: Gas range; Dishwasher
• Bedrooms: 9 total rooms (includes bedrooms and living spaces)
• Flooring: Concrete; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Has cooling
• Interior features: Gas range; Dishwasher; Crawl space basement
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#377 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment 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: Soaring Heights Elem. (math 17% / reading 22%, grade F, #941 of 1,115 statewide, top 86%, 407 students, 56% FRL); East Middle (math 22% / reading 40%, grade F, #279 of 391 statewide, top 72%, 597 students, 66% FRL).
• Market conditions: 65 active listings in the ZIP; 3 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

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $32k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 F-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. 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: 1.29% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.67%
• DSCR: 1.79
• GRM: 6.4

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: 24.1%
• Equity multiple: 2.37×
• Total profit: $42,096
• Equity at exit: $49,461

10-year hold

• IRR: 24.9%
• Equity multiple: 4.55×
• Total profit: $109,359
• Equity at exit: $76,225

Cash invested: $30,800 (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 64841

• Active inventory: 65
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $453

Break-even live

Break-even rent $850

Max offer price $110,000

Occupancy floor 63%

Sensitivity live

Price	-10% $516	-5% $485	+0% $453	+5% $422	+10% $391
Rent	-10% $341	-5% $397	+0% $453	+5% $510	+10% $566
Rate	-1.0pp $509	-0.5pp $481	base $453	+0.5pp $425	+1.0pp $396

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 Alex Jordan Dr Duenweg, MO	3.0	2.0	1445	$1,350	$0.93	21d	1	0.72mi
119 Eagle Edge Dr Duenweg, MO	3.0	2.0	1200	$1,550	$1.29	21d	1	0.77mi
506 Alex Jordan Dr Duenweg, MO	3.0	2.0	1445	$1,399	$0.97	21d	1	0.79mi

Listing history 15 events

1. 2026-06-03
   status $110,000 Pending 194 DOM
2. 2026-06-02
   days on market $110,000 Active 194 DOM
3. 2026-06-01
   days on market $110,000 Active 193 DOM
4. 2026-05-31
   days on market $110,000 Active 192 DOM
5. 2026-05-30
   days on market $110,000 Active 191 DOM
6. 2026-05-07
   status Active
7. 2026-05-01
   status Pending
8. 2026-04-08
   price $110,000
9. 2026-02-25
   price $129,900
10. 2026-02-16
    status Active
11. 2026-02-10
    historical Active Under Contract
12. 2026-01-26
    status Pending
13. 2025-11-13
    price $139,000
14. 2025-10-31
    listed $142,000 Active
15. 2005-04-15
    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: $589 · $49/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$478/yr (+$40/mo · 81.0%)

ⓘ 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 ≥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: $17,092
• − Mortgage interest: −$6,162
• − Property taxes: −$589
• − Insurance: −$550
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$3,200
• Taxable income: $3,856
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $4,515/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 — Duenweg

• Score: 62/100
• State rank: #377
• US rank: #16618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duenweg, MO
• City population: 1,326
• Population (ZIP): 1,326

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 (84%)
• Race & ethnicity: White 84% Two or more races 11% Hispanic / Latino 7% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 2%
• Languages at home: 95% English-only · Spanish 4% 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-22.5% since first listed

10 events — show timeline

• 2026-05-07 Relisted — OGAR
• 2026-05-01 Pending — OGAR
• 2026-04-08 Price Changed $110,000 OGAR
• 2026-02-25 Price Changed $129,900 OGAR
• 2026-02-16 Relisted — OGAR
• 2026-02-10 Contingent — OGAR
• 2026-01-26 Pending — OGAR
• 2025-11-13 Price Changed $139,000 OGAR
• 2025-10-31 Listed $142,000 OGAR
• 2005-04-15 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $589 · +20.3% YoY. Source: county tax records.