1801 E Broadway St · Joplin, MO 64801

$99,900

2 bd · 1.0 ba · 968 sqft · Other · 9 Days on market

Built 1920 7,405 sqft lot

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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

TWO INCOME PRODUCING HOMES - Main home is 2 bedroom, 1 bath with two living areas, 6x16 enclosed back porch has been leased for $720/month. Separate 320 sq. ft. Studio unit setting on double lot rents for $385/month or could be used as a guest house. Gross ROI 16%

Key facts

• 7,405 sq ft lot
• Built 1920
• Listed 8 days

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Residential income property; Multiple buildings
• Exterior features: Rolled/Hot Mop roof; Shingle roof; 150 x 100 lot (both parcels)

Interior

• Flooring: Laminate; Wood
• Heating & cooling: Window unit cooling
• Interior features: Laminate flooring; Wood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.2% 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: schools D+, crime F, amenities 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.
• Market conditions: Rents rising (+3.0%/yr); 371 active listings in the ZIP; 13 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 7.9

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-975
• Equity at exit: $14,895

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $18,464
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,051 high
• Mortgage (P&I): −$524
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $240

Break-even live

Break-even rent $747

Max offer price $99,900

Occupancy floor 72%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 S Brownell Ave Joplin, MO	3.0	1.0	1092	$900	$0.82	21d	1	0.19mi
1880 E Kensington St Joplin, MO	3.0	2.0	1036	$1,400	$1.35	21d	1	0.65mi
1013 Broadway St Joplin, MO	3.0	1.0	917	$995	$1.09	21d	1	0.65mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	21d	1	0.67mi
1119 S Saint Louis Ave Joplin, MO	2.0	1.5	904	$1,100	$1.22	21d	1	0.96mi
3430 Newman Rd Apt 105 Joplin, MO	2.0	2.0	943	$875	$0.93	21d	1	1.12mi
3440 Newman Rd Unit 305 Joplin, MO	2.0	2.0	943	$875	$0.93	21d	1	1.16mi
3508 Newman Rd Apt 207 Joplin, MO	1.0	1.0	592	$775	$1.31	21d	1	1.22mi
3514 Newman Rd Apt 104 Joplin, MO	2.0	2.0	855	$875	$1.02	21d	1	1.23mi
401 S Virginia Ave Unit 105 Joplin, MO	1.0	1.0	600	$1,200	$2.00	21d	1	1.25mi
801 Greenwood Dr Joplin, MO	3.0	2.0	1050	$1,400	$1.33	21d	1	1.28mi
3502 Newman Rd Joplin, MO	1.0–3.0	1.0–2.0	850	$875	$1.03	21d	1	1.33mi
2901 E 15th St Joplin, MO	2.0	1.0	1035	$1,250	$1.21	21d	1	1.34mi

Listing history 25 events

1. 2026-06-19
   days on market $99,900 Active 9 DOM
2. 2026-06-18
   days on market $99,900 Active 8 DOM
3. 2026-06-17
   days on market $99,900 Active 7 DOM
4. 2026-06-16
   days on market $99,900 Active 6 DOM
5. 2026-06-15
   days on market $99,900 Active 5 DOM
6. 2026-06-14
   days on market $99,900 Active 3 DOM
7. 2026-06-13
   days on marketlisting id $99,900 Active 2 DOM
8. 2026-06-10
   days on market $99,900 Active 60 DOM
9. 2026-06-09
   days on market $99,900 Active 59 DOM
10. 2026-06-08
    days on market $99,900 Active 58 DOM
11. 2026-06-07
    days on market $99,900 Active 57 DOM
12. 2026-06-05
    days on market $99,900 Active 54 DOM
13. 2026-06-03
    days on market $99,900 Active 53 DOM
14. 2026-06-02
    days on market $99,900 Active 52 DOM
15. 2026-06-01
    days on market $99,900 Active 51 DOM
16. 2026-05-31
    days on market $99,900 Active 50 DOM
17. 2026-05-30
    days on market $99,900 Active 49 DOM
18. 2026-04-11
    listed $99,900 Active
19. 2021-09-30
    soldstatus
20. 2021-09-30
    soldstatus
21. 2021-09-29
    soldstatus 264-char remark

    Show marketing remark (264 chars)

    TWO INCOME PRODUCING HOMES - Main home is 2 bedroom, 1 bath with two living areas, 6x16 enclosed back porch has been leased for $720/month. Separate 320 sq. ft. Studio unit setting on double lot rents for $385/month or could be used as a guest house. Gross ROI 16%

22. 2021-09-29
    soldstatus 264-char remark

    Show marketing remark (264 chars)

    TWO INCOME PRODUCING HOMES - Main home is 2 bedroom, 1 bath with two living areas, 6x16 enclosed back porch has been leased for $720/month. Separate 320 sq. ft. Studio unit setting on double lot rents for $385/month or could be used as a guest house. Gross ROI 16%

23. 2021-08-06
    listed $82,500 264-char remark

    Show marketing remark (264 chars)

    TWO INCOME PRODUCING HOMES - Main home is 2 bedroom, 1 bath with two living areas, 6x16 enclosed back porch has been leased for $720/month. Separate 320 sq. ft. Studio unit setting on double lot rents for $385/month or could be used as a guest house. Gross ROI 16%

24. 2021-08-06
    listed $82,500 264-char remark

    Show marketing remark (264 chars)

    TWO INCOME PRODUCING HOMES - Main home is 2 bedroom, 1 bath with two living areas, 6x16 enclosed back porch has been leased for $720/month. Separate 320 sq. ft. Studio unit setting on double lot rents for $385/month or could be used as a guest house. Gross ROI 16%

25. 2017-10-13
    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: $292 · $24/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$677/yr (+$56/mo · 232.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 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: $12,611
• − Mortgage interest: −$5,596
• − Property taxes: −$292
• − Insurance: −$500
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$2,906
• Taxable income: $1,300
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $2,573/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

+21.1% since first listed

8 events — show timeline

• 2026-04-11 Listed $99,900 OGAR
• 2021-09-30 Sold (Public Records) — Public Records
• 2021-09-30 Sold (Public Records) — Public Records
• 2021-09-29 Sold (MLS) — OGAR
• 2021-09-29 Sold (MLS) — SOMO
• 2021-08-06 Listed $82,500 SOMO
• 2021-08-06 Listed $82,500 OGAR
• 2017-10-13 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $292 · +12.2% YoY. Source: county tax records.