2908 S Park Ave · Joplin, MO 64804

$172,900

4 bd · 2.0 ba · 1,885 sqft · Other · 346 Days on market

Built 1970 9,375 sqft lot ↓ 1% since listing

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Why this score? — see what drove the C+ 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful 4 bedroom, Kelsey Norman home. Open floorplan. Large bedroom/bathroom addition with covered patio. Dual HVAC. Full house backup generator. Fenced yard with large storage shed. Home sweet home!

Key facts

• 9,375 sq ft lot
• Garage
• Built 1970

Property features AI

Exterior

• Parking: 1-car garage; 1-car attached carport
• Utilities: Public sewer
• Home design: Single-family residence (freestanding)
• Construction: Wood siding and stone exterior; Slab foundation; Built area (above grade): 1,885
• Exterior features: Covered porch/patio; Rolled/hot mop roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating; Has cooling
• Interior features: 6 total rooms; Covered porch/patio

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $173k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $152k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Stapleton Elem. (math 38% / reading 47%, grade F, #477 of 1,115 statewide, top 43%, 410 students, 49% FRL); South Middle (math 40% / reading 48%, grade D, #121 of 391 statewide, top 32%, 573 students, 47% FRL).
• Market conditions: Rents rising fast (+15.7%/yr); 355 active listings in the ZIP; 7 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 36% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 346 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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

• 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 $152,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 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 1970 — 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: 1.08% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $7,932
• Equity at exit: $25,780

10-year hold

• IRR: 17.5%
• Equity multiple: 2.76×
• Total profit: $85,111
• Equity at exit: $14,949

Cash invested: $48,412 (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 64804

• Rents YoY: 15.7%
• Active inventory: 355
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$907
• Tax from tax record: −$79 /mo · $949/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $411

Break-even live

Break-even rent $1,339

Max offer price $172,900

Occupancy floor 73%

Sensitivity live

Price	-10% $509	-5% $460	+0% $411	+5% $362	+10% $313
Rent	-10% $264	-5% $338	+0% $411	+5% $484	+10% $558
Rate	-1.0pp $498	-0.5pp $455	base $411	+0.5pp $366	+1.0pp $321

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: $43,225
• Closing costs: $5,187
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2114 S Patterson Ave Joplin, MO	3.0	2.0	1715	$1,700	$0.99	22d	1	0.69mi
2517 Ohio Ave Joplin, MO	3.0	2.0	1503	$1,695	$1.13	22d	1	0.72mi
2528 E 15th St Joplin, MO	3.0	2.5	1800	$2,750	$1.53	22d	1	1.17mi
4502 Connecticut Ave Joplin, MO	3.0	2.0	1700	$1,650	$0.97	22d	1	1.32mi
2811 E 15th St Joplin, MO	3.0	1.5	1500	$1,500	$1.00	22d	1	1.33mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	22d	1	1.37mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	22d	1	1.43mi

Listing history 22 events

1. 2026-06-21
   days on market $172,900 Active 346 DOM
2. 2026-06-19
   days on market $172,900 Active 344 DOM
3. 2026-06-18
   days on market $172,900 Active 343 DOM
4. 2026-06-17
   days on market $172,900 Active 342 DOM
5. 2026-06-16
   days on market $172,900 Active 341 DOM
6. 2026-06-15
   days on market $172,900 Active 340 DOM
7. 2026-06-14
   days on market $172,900 Active 338 DOM
8. 2026-06-13
   days on market $172,900 Active 337 DOM
9. 2026-06-10
   days on market $172,900 Active 335 DOM
10. 2026-06-09
    days on market $172,900 Active 334 DOM
11. 2026-06-08
    days on market $172,900 Active 333 DOM
12. 2026-06-07
    days on market $172,900 Active 332 DOM
13. 2026-06-05
    days on market $172,900 Active 329 DOM
14. 2026-06-03
    days on market $172,900 Active 328 DOM
15. 2026-06-02
    days on market $172,900 Active 327 DOM
16. 2026-06-01
    days on market $172,900 Active 326 DOM
17. 2026-05-31
    days on market $172,900 Active 325 DOM
18. 2026-05-30
    days on market $172,900 Active 324 DOM
19. 2025-07-10
    listed $172,900 Active
20. 2022-04-18
    soldstatus
21. 2022-04-15
    soldstatus 202-char remark

    Show marketing remark (202 chars)

    Wonderful 4 bedroom, Kelsey Norman home. Open floorplan. Large bedroom/bathroom addition with covered patio. Dual HVAC. Full house backup generator. Fenced yard with large storage shed. Home sweet home!

22. 2022-03-09
    listed $174,900 202-char remark

    Show marketing remark (202 chars)

    Wonderful 4 bedroom, Kelsey Norman home. Open floorplan. Large bedroom/bathroom addition with covered patio. Dual HVAC. Full house backup generator. Fenced yard with large storage shed. Home sweet home!

ⓘ 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: $949 · $79/mo
• Projected year-2 tax: $1,677 · $140/mo
• Expected delta: +$728/yr (+$61/mo · 76.7%)

ⓘ 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: $22,312
• − Mortgage interest: −$9,685
• − Property taxes: −$949
• − Insurance: −$864
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$5,030
• Taxable income: $2,214
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $4,401/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: Newton County · 37,016 people
• City population: 73,303
• Metro: Joplin, MO
• Population (ZIP): 37,016
• Household income: $62,574
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1082.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 9% Hispanic / Latino 6% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Vietnamese 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: ▼ -204.80%
• Current HPI: 279.4471
• Rent YoY: ▲ 15.66%
• 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

-1.1% since first listed

4 events — show timeline

• 2025-07-10 Listed $172,900 OGAR
• 2022-04-18 Sold (Public Records) — Public Records
• 2022-04-15 Sold (MLS) — OGAR
• 2022-03-09 Listed $174,900 OGAR

Property tax history

+6.5%/yr

Latest (2025): $949 · +11.9% YoY. Source: county tax records.