619 S Jackson Ave · Joplin, MO 64801

$130,000

3 bd · 1.0 ba · 1,016 sqft · Other public records · 28 Days on market

Built 1920 6,250 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.8/10.0
• 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

Cute bungalow with large rooms close to everything!! Large fenced back yard with privacy fence along the alley. Nice front porch to sit on and watch the sun go down. All appliances will stay with the home, including the washer and dryer.

Key facts

• Fenced back yard
• Large rooms
• Front porch

Tags

• LARGE ROOMS
• FENCED BACK YARD
• PRIVACY FENCE
• FRONT PORCH
• ALL APPLIANCES

Property features AI

Finance

• Other: Lot dimensions approximately 125 x 50

Exterior

• Parking: No designated parking
• Utilities: Public sewer
• Home design: Single-family residence; Residential property
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Covered porch; Chain link and privacy fencing; Composition roof

Interior

• Kitchen: Gas range; Refrigerator; Microwave
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central cooling
• Interior features: Gas range; Refrigerator; Microwave; Washer; Dryer; Partial unfinished basement; No fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/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 $114k (12.2% below list).
• Recommended offer: $114k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Dover Hill Elementary (351 students, 73% 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); 378 active listings in the ZIP; 16 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 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 1920 — 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 $114,190 (12.2% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.88% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 9.5

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-13,215
• Equity at exit: $19,383

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,718
• Equity at exit: $11,240

Cash invested: $36,400 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$682
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $125

Break-even live

Break-even rent $984

Max offer price $130,000

Occupancy floor 84%

Sensitivity live

Price	-10% $199	-5% $162	+0% $125	+5% $88	+10% $51
Rent	-10% $35	-5% $80	+0% $125	+5% $170	+10% $215
Rate	-1.0pp $191	-0.5pp $158	base $125	+0.5pp $91	+1.0pp $57

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 S Moffet Ave Joplin, MO	3.0	1.0	900	$855	$0.95	23d	1	0.11mi
120 /122 S Pearl Ave #122 Joplin, MO	3.0	2.0	1200	$1,250	$1.04	23d	1	0.42mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	23d	1	0.53mi
306 N Connor Ave Joplin, MO	2.0	1.0	1072	$1,000	$0.93	23d	1	0.59mi
101 N Main Street Rd Unit 1806 Joplin, MO	3.0	2.0	1386	$1,300	$0.94	23d	1	0.61mi
211 S Galena Ave Joplin, MO	3.0	2.0	1200	$1,550	$1.29	23d	1	0.88mi
1907 S Picher Ave Joplin, MO	2.0	1.0	1032	$900	$0.87	23d	1	1.04mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	23d	1	1.05mi
2010 S Moffet Ave Joplin, MO	2.0	1.0	1000	$950	$0.95	23d	1	1.09mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	23d	1	1.10mi
2002 W 11th St Joplin, MO	3.0	1.0	1200	$1,200	$1.00	23d	1	1.11mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	23d	1	1.13mi
1013 Broadway St Joplin, MO	3.0	1.0	917	$995	$1.09	23d	1	1.16mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	23d	1	1.26mi
1715 Wisconsin Ave #2 Joplin, MO	2.0	2.0	1000	$900	$0.90	23d	1	1.39mi
1119 S Saint Louis Ave Joplin, MO	2.0	1.5	904	$1,100	$1.22	23d	1	1.50mi

Listing history 3 events

1. 2026-04-29
   listed $130,000 Active 237-char remark

   Show marketing remark (237 chars)

   Cute bungalow with large rooms close to everything!! Large fenced back yard with privacy fence along the alley. Nice front porch to sit on and watch the sun go down. All appliances will stay with the home, including the washer and dryer.

2. 2026-04-29
   listed $130,000 Active

   Show marketing remark (237 chars)

   Cute bungalow with large rooms close to everything!! Large fenced back yard with privacy fence along the alley. Nice front porch to sit on and watch the sun go down. All appliances will stay with the home, including the washer and dryer.

3. 1985-02-13
   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: $494 · $41/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$767/yr (+$64/mo · 155.5%)

ⓘ 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: $13,703
• − Mortgage interest: −$7,282
• − Property taxes: −$494
• − Insurance: −$650
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,782
• Taxable loss: −$697
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,668/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

+0.0% since first listed

3 events — show timeline

• 2026-04-29 Listed $130,000 SOMO
• 2026-04-29 Listed $130,000 OGAR
• 1985-02-13 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $494 · +2.6% YoY. Source: county tax records.