815 W 5th St · Joplin, MO 64801

$84,700

2 bd · 1.0 ba · 880 sqft · Other · 38 Days on market

Built 1920 5,662 sqft lot ↓ 3% 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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Move-in ready and full of charm! This adorable 2-bedroom, 1-bath home offers beautiful hardwood floors, a cozy and functional layout, and updates that make ownership easy. Enjoy year-round comfort with central heat and air, plus added peace of mind with a newer roof. The fenced backyard is perfect for pets, kids, entertaining, or relaxing evenings outdoors. Features a newer storage shed with durable metal siding, offering excellent additional storage space for tools, lawn equipment, hobbies, or seasonal items. Even better; all appliances stay! Whether you're a first-time home buyer, looking to downsize, or searching for a great investment property or rental opportunity, this one checks all the boxes. Conveniently located and packed with value, this charming home is ready for its next owner. Schedule your private showing today before it's gone!

Key facts

• Central heat and air
• Newer roof
• All appliances stay

Tags

• HARDWOOD FLOORS
• CENTRAL HEAT AND AIR
• NEWER ROOF
• FENCED BACKYARD
• ALL APPLIANCES STAY

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public sewer
• Home design: Single-family freestanding residence
• Construction: Asbestos construction materials; Block foundation; Shingle roof; Built above grade (880 finished area)
• Exterior features: Covered porch; Chain link fencing; Storage structure on property; Level topography

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Ceiling fan cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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) — zoned schools average 69% FRL vs 54% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 21d 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 $586 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 8 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

• 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 $82,159 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.19% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.84%
• DSCR: 1.66
• GRM: 7.0

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $4,867
• Equity at exit: $12,629

10-year hold

• IRR: 14.7%
• Equity multiple: 2.18×
• Total profit: $27,936
• Equity at exit: $7,323

Cash invested: $23,716 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,007 high
• Mortgage (P&I): −$444
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $293

Break-even live

Break-even rent $636

Max offer price $84,700

Occupancy floor 66%

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: $21,175
• Closing costs: $2,541
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 S Moffet Ave Joplin, MO	3.0	1.0	900	$855	$0.95	20d	1	0.16mi
306 N Connor Ave Joplin, MO	2.0	1.0	1072	$1,000	$0.93	20d	1	0.45mi
401 S Virginia Ave Unit 105 Joplin, MO	1.0	1.0	600	$1,200	$2.00	20d	1	0.56mi
1102 N Anderson Ave Joplin, MO	1.0	1.0	960	$1,400	$1.46	20d	1	1.10mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	20d	1	1.14mi
1907 S Picher Ave Joplin, MO	2.0	1.0	1032	$900	$0.87	20d	1	1.16mi
1013 Broadway St Joplin, MO	3.0	1.0	917	$995	$1.09	20d	1	1.17mi
2010 S Moffet Ave Joplin, MO	2.0	1.0	1000	$950	$0.95	20d	1	1.23mi

Listing history 35 events

1. 2026-06-19
   days on market $84,700 Active 38 DOM
2. 2026-06-18
   days on market $84,700 Active 37 DOM
3. 2026-06-17
   days on market $84,700 Active 36 DOM
4. 2026-06-16
   days on market $84,700 Active 35 DOM
5. 2026-06-15
   days on market $84,700 Active 34 DOM
6. 2026-06-14
   days on market $84,700 Active 32 DOM
7. 2026-06-13
   days on market $84,700 Active 31 DOM
8. 2026-06-10
   days on market $84,700 Active 29 DOM
9. 2026-06-09
   days on market $84,700 Active 28 DOM
10. 2026-06-08
    days on market $84,700 Active 27 DOM
11. 2026-06-07
    pricedays on market $84,700 Active 26 DOM
12. 2026-06-05
    days on market $87,700 Active 23 DOM
13. 2026-06-03
    days on market $87,700 Active 22 DOM
14. 2026-06-02
    days on market $87,700 Active 21 DOM
15. 2026-06-01
    days on market $87,700 Active 20 DOM
16. 2026-05-31
    days on market $87,700 Active 19 DOM
17. 2026-05-30
    days on market $87,700 Active 18 DOM
18. 2026-05-12
    listed $87,700 Active

    Show marketing remark (855 chars)

    Move-in ready and full of charm! This adorable 2-bedroom, 1-bath home offers beautiful hardwood floors, a cozy and functional layout, and updates that make ownership easy. Enjoy year-round comfort with central heat and air, plus added peace of mind with a newer roof. The fenced backyard is perfect for pets, kids, entertaining, or relaxing evenings outdoors. Features a newer storage shed with durable metal siding, offering excellent additional storage space for tools, lawn equipment, hobbies, or seasonal items. Even better; all appliances stay! Whether you're a first-time home buyer, looking to downsize, or searching for a great investment property or rental opportunity, this one checks all the boxes. Conveniently located and packed with value, this charming home is ready for its next owner. Schedule your private showing today before it's gone!

19. 2026-05-12
    listed $87,700 Active 855-char remark

    Show marketing remark (855 chars)

    Move-in ready and full of charm! This adorable 2-bedroom, 1-bath home offers beautiful hardwood floors, a cozy and functional layout, and updates that make ownership easy. Enjoy year-round comfort with central heat and air, plus added peace of mind with a newer roof. The fenced backyard is perfect for pets, kids, entertaining, or relaxing evenings outdoors. Features a newer storage shed with durable metal siding, offering excellent additional storage space for tools, lawn equipment, hobbies, or seasonal items. Even better; all appliances stay! Whether you're a first-time home buyer, looking to downsize, or searching for a great investment property or rental opportunity, this one checks all the boxes. Conveniently located and packed with value, this charming home is ready for its next owner. Schedule your private showing today before it's gone!

20. 2025-02-24
    price $85,900
21. 2025-02-24
    price $85,900
22. 2025-02-10
    listed $89,900 Active
23. 2024-04-23
    historical $825
24. 2024-04-09
    listed $825
25. 2024-04-06
    historical $825
26. 2024-03-29
    listed $825
27. 2024-03-29
    historical $825
28. 2024-03-29
    listed $825
29. 2024-02-10
    historical $825
30. 2024-02-05
    listed $825
31. 2022-05-10
    soldstatus Closed
32. 2022-05-10
    soldstatus
33. 2022-03-02
    listed $90,000
34. 2015-06-18
    soldstatus
35. 1994-09-13
    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: $271 · $23/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$551/yr (+$46/mo · 203.1%)

ⓘ 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: $12,081
• − Mortgage interest: −$4,745
• − Property taxes: −$271
• − Insurance: −$424
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$2,464
• Taxable income: $2,245
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $2,980/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

-2.6% since first listed

18 events — show timeline

• 2026-05-12 Listed $87,700 SOMO
• 2026-05-12 Listed $87,700 OGAR
• 2025-02-24 Price Changed $85,900 OGAR
• 2025-02-24 Price Changed $85,900 SOMO
• 2025-02-10 Listed $89,900 SOMO
• 2024-04-23 Rental Removed $825 TURBOTENANT
• 2024-04-09 Listed for Rent $825 TURBOTENANT
• 2024-04-06 Rental Removed $825 APPFOLIO
• 2024-03-29 Listed for Rent $825 APPFOLIO
• 2024-03-29 Rental Removed $825 TURBOTENANT
• 2024-03-29 Listed for Rent $825 TURBOTENANT
• 2024-02-10 Rental Removed $825 TURBOTENANT
• 2024-02-05 Listed for Rent $825 TURBOTENANT
• 2022-05-10 Sold (Public Records) — Public Records
• 2022-05-10 Sold (MLS) — OGAR
• 2022-03-02 Listed $90,000 OGAR
• 2015-06-18 Sold (Public Records) — Public Records
• 1994-09-13 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $271 · +11.8% YoY. Source: county tax records.