506 Mower St · Duenweg, MO 64801

$130,000

4 bd · 1.0 ba · 1,515 sqft · SingleFamily public records · 30 Days on market

Built 1940 0.41 ac lot Est $232k · 44% under

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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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.4/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 1-bath home offers the perfect blend of character, comfort, and functionality. The finished attic has been thoughtfully converted into a spacious third bedroom, creating a cozy retreat with added versatility. Situated on approximately . 42 acres, the property provides plenty of outdoor space to enjoy. Inside, you'll find a practical mud room/laundry room combination that adds convenience and extra storage. Step outside to relax or entertain on the covered back deck overlooking the large backyard -- ideal for gatherings, morning coffee, or quiet evenings at home. With its inviting layout, usable outdoor space, and unique finished attic bedroom, this home is full of potential and ready for its next owner.

Key facts

• Finished attic
• Large backyard
• Covered back deck

Tags

• FINISHED ATTIC
• MUD ROOM LAUNDRY ROOM
• COVERED BACK DECK
• LARGE BACKYARD

Property features AI

Exterior

• Parking: 2-car detached garage; 1-car detached carport; Additional parking described as 2-car detached garage and 1-car detached carport
• Utilities: Public sewer
• Home design: Residential townhouse (single family with common wall)
• Construction: Vinyl siding; Block foundation; Built with metal roofing
• Exterior features: Covered patio/porch; Deck; Porch; Privacy wood fencing; Metal roof; Outdoor storage structure

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Cooling present
• Interior features: Wood-burning fireplace; Carpet and vinyl flooring; Crawl space basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% 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); Joplin High (math 32% / reading 46%, grade F, #287 of 521 statewide, top 55%, 2,233 students, 50% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 378 active listings in the ZIP; 3 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 34% 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 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 1940 — 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $231,795
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Webb St	0.18mi	3/2.0 (-1)	1,312 (-13%)	2mo	$129,900	$99	59
209 Sophia Jane N/A	0.51mi	3/2.0 (-1)	1,550 (+2%)	19mo	$237,000	$153	48
312 Molly Dean Dr	0.61mi	3/2.0 (-1)	1,734 (+14%)	9mo	$276,230	$159	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,409
• Equity at exit: $19,383

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $29,873
• 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: 7.3×

Monthly cashflow live

• Estimated rent: $1,477 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $355

Break-even live

Break-even rent $1,028

Max offer price $130,000

Occupancy floor 71%

Sensitivity live

Price	-10% $428	-5% $391	+0% $355	+5% $318	+10% $281
Rent	-10% $238	-5% $296	+0% $355	+5% $413	+10% $471
Rate	-1.0pp $420	-0.5pp $388	base $355	+0.5pp $321	+1.0pp $287

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 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	22d	1	0.83mi
119 Eagle Edge Dr Duenweg, MO	3.0	2.0	1200	$1,550	$1.29	22d	1	0.88mi
506 Alex Jordan Dr Duenweg, MO	3.0	2.0	1445	$1,399	$0.97	22d	1	0.91mi

Listing history 22 events

1. 2026-06-21
   days on market $130,000 Active 30 DOM
2. 2026-06-19
   days on market $130,000 Active 28 DOM
3. 2026-06-18
   days on market $130,000 Active 27 DOM
4. 2026-06-17
   days on market $130,000 Active 26 DOM
5. 2026-06-16
   days on market $130,000 Active 25 DOM
6. 2026-06-15
   days on market $130,000 Active 24 DOM
7. 2026-06-14
   days on market $130,000 Active 22 DOM
8. 2026-06-13
   days on market $130,000 Active 21 DOM
9. 2026-06-10
   days on market $130,000 Active 19 DOM
10. 2026-06-09
    days on market $130,000 Active 18 DOM
11. 2026-06-08
    days on market $130,000 Active 17 DOM
12. 2026-06-07
    days on market $130,000 Active 16 DOM
13. 2026-06-05
    days on market $130,000 Active 13 DOM
14. 2026-06-03
    days on market $130,000 Active 12 DOM
15. 2026-06-02
    days on market $130,000 Active 11 DOM
16. 2026-06-01
    days on market $130,000 Active 10 DOM
17. 2026-05-31
    days on market $130,000 Active 9 DOM
18. 2026-05-30
    days on market $130,000 Active 8 DOM
19. 2026-05-21
    listed $130,000 Active

    Show marketing remark (737 chars)

    This charming 3-bedroom, 1-bath home offers the perfect blend of character, comfort, and functionality. The finished attic has been thoughtfully converted into a spacious third bedroom, creating a cozy retreat with added versatility. Situated on approximately . 42 acres, the property provides plenty of outdoor space to enjoy. Inside, you'll find a practical mud room/laundry room combination that adds convenience and extra storage. Step outside to relax or entertain on the covered back deck overlooking the large backyard -- ideal for gatherings, morning coffee, or quiet evenings at home. With its inviting layout, usable outdoor space, and unique finished attic bedroom, this home is full of potential and ready for its next owner.

20. 2026-05-21
    listed $130,000 Active 737-char remark

    Show marketing remark (737 chars)

    This charming 3-bedroom, 1-bath home offers the perfect blend of character, comfort, and functionality. The finished attic has been thoughtfully converted into a spacious third bedroom, creating a cozy retreat with added versatility. Situated on approximately . 42 acres, the property provides plenty of outdoor space to enjoy. Inside, you'll find a practical mud room/laundry room combination that adds convenience and extra storage. Step outside to relax or entertain on the covered back deck overlooking the large backyard -- ideal for gatherings, morning coffee, or quiet evenings at home. With its inviting layout, usable outdoor space, and unique finished attic bedroom, this home is full of potential and ready for its next owner.

21. 2009-06-05
    soldstatus
22. 2002-05-17
    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: $919 · $77/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$342/yr (+$29/mo · 37.2%)

ⓘ 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 4/10 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: $17,726
• − Mortgage interest: −$7,282
• − Property taxes: −$919
• − Insurance: −$650
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,782
• Taxable income: $2,258
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $3,712/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
• County: Jasper County · 79,035 people
• City population: 1,326
• 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

4 events — show timeline

• 2026-05-21 Listed $130,000 SOMO
• 2026-05-21 Listed $130,000 OGAR
• 2009-06-05 Sold (Public Records) — Public Records
• 2002-05-17 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $919 · +19.2% YoY. Source: county tax records.