1616 S Wall Ave · Joplin, MO 64804

$100,000

3 bd · 1.5 ba · 1,272 sqft · Other · 101 Days on market

Built 1930 6,534 sqft lot ↓ 23% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• 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

Unlock incredible value with this 90% renovated gem. The heavy lifting is done and all major systems are brand new leaving just the final finishing touches for you to customize and call your own. Sold ''As-Is, '' this is the perfect opportunity to walk into equity and a ''like-new'' home without the new-construction price tag. Why worry about maintenance when the entire backbone of the home is new? Brand-new HVAC, Plumbing, Electrical, and Windows ensure years of worry-free living. New siding provides instant curb appeal and enhanced durability. Walk into a grand space defined by soaring 10-foot ceilings and stylish, durable new Luxury Vinyl Plank floors throughout. 3 Bedrooms, 1.5 Baths an

Key facts

• Brand new plumbing
• New siding
• 90% renovated

Tags

• 90% RENOVATED
• BRAND NEW HVAC
• BRAND NEW PLUMBING
• BRAND NEW ELECTRICAL
• BRAND NEW WINDOWS
• NEW SIDING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; One story
• Construction: Vinyl siding construction
• Exterior features: Covered front porch; Asphalt road frontage on a city street; Publicly maintained road

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: High ceilings; Insulated, double-pane windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Cecil Floyd Elem. (math 28% / reading 33%, grade F, #806 of 1,115 statewide, top 72%, 497 students, 66% 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 fast (+15.7%/yr); 355 active listings in the ZIP; 22 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.36% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.58%
• DSCR: 1.74
• GRM: 6.1

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: 13.2%
• Equity multiple: 1.56×
• Total profit: $15,662
• Equity at exit: $14,910

10-year hold

• IRR: 25.7%
• Equity multiple: 3.80×
• Total profit: $78,262
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $387

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 67%

Sensitivity live

Price	-10% $456	-5% $421	+0% $387	+5% $352	+10% $318
Rent	-10% $279	-5% $333	+0% $387	+5% $441	+10% $495
Rate	-1.0pp $437	-0.5pp $412	base $387	+0.5pp $361	+1.0pp $335

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	22d	1	0.27mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	22d	1	0.35mi
2010 S Moffet Ave Joplin, MO	2.0	1.0	1000	$950	$0.95	22d	1	0.40mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	22d	1	0.49mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	22d	1	0.53mi
2226 S Moffet Ave Joplin, MO	4.0	2.0	1818	$1,600	$0.88	22d	1	0.58mi
1907 S Picher Ave Joplin, MO	2.0	1.0	1032	$900	$0.87	22d	1	0.62mi
1715 Wisconsin Ave #2 Joplin, MO	2.0	2.0	1000	$900	$0.90	22d	1	0.80mi
524 S Moffet Ave Joplin, MO	3.0	1.0	900	$855	$0.95	22d	1	0.85mi
2602 S Moffet Ave Joplin, MO	3.0	2.0	1214	$1,300	$1.07	22d	1	0.86mi
2517 Ohio Ave Joplin, MO	3.0	2.0	1503	$1,695	$1.13	22d	1	0.97mi
2830 S Pearl Ave Joplin, MO	2.0	2.0	1000	$1,200	$1.20	22d	1	1.05mi
120 /122 S Pearl Ave #122 Joplin, MO	3.0	2.0	1200	$1,250	$1.04	22d	1	1.11mi
101 N Main Street Rd Unit 1806 Joplin, MO	3.0	2.0	1386	$1,300	$0.94	22d	1	1.18mi
1119 S Saint Louis Ave Joplin, MO	2.0	1.5	904	$1,100	$1.22	22d	1	1.20mi
211 S Galena Ave Joplin, MO	3.0	2.0	1200	$1,550	$1.29	22d	1	1.26mi
3117 S Wall Ave Joplin, MO	2.0	1.0	944	$1,095	$1.16	22d	1	1.27mi
2002 W 11th St Joplin, MO	3.0	1.0	1200	$1,200	$1.00	22d	1	1.37mi
2521 S Tyler Ave Joplin, MO	3.0	2.0	1500	$1,700	$1.13	22d	1	1.39mi
306 N Connor Ave Joplin, MO	2.0	1.0	1072	$1,000	$0.93	22d	1	1.39mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	22d	1	1.40mi
1013 Broadway St Joplin, MO	3.0	1.0	917	$995	$1.09	22d	1	1.47mi

Listing history 24 events

1. 2026-06-21
   pricedays on market $100,000 Active 101 DOM
2. 2026-06-19
   days on market $112,000 Active 99 DOM
3. 2026-06-18
   days on market $112,000 Active 98 DOM
4. 2026-06-17
   days on market $112,000 Active 97 DOM
5. 2026-06-16
   days on market $112,000 Active 96 DOM
6. 2026-06-15
   days on market $112,000 Active 95 DOM
7. 2026-06-14
   days on market $112,000 Active 93 DOM
8. 2026-06-13
   days on market $112,000 Active 92 DOM
9. 2026-06-10
   days on market $112,000 Active 90 DOM
10. 2026-06-09
    days on market $112,000 Active 89 DOM
11. 2026-06-08
    days on market $112,000 Active 88 DOM
12. 2026-06-07
    days on market $112,000 Active 87 DOM
13. 2026-06-05
    days on market $112,000 Active 84 DOM
14. 2026-06-03
    days on market $112,000 Active 83 DOM
15. 2026-06-02
    days on market $112,000 Active 82 DOM
16. 2026-06-01
    days on market $112,000 Active 81 DOM
17. 2026-05-31
    days on market $112,000 Active 80 DOM
18. 2026-05-30
    days on market $112,000 Active 79 DOM
19. 2026-05-13
    price $112,000
20. 2026-03-26
    price $129,900
21. 2026-03-12
    listed $145,000 Active
22. 2025-08-13
    soldstatus
23. 2016-02-05
    soldstatus
24. 1998-07-02
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $16,373
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$2,909
• Taxable income: $3,243
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $3,863/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

-22.8% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $112,000 SOMO
• 2026-03-26 Price Changed $129,900 SOMO
• 2026-03-12 Listed $145,000 SOMO
• 2025-08-13 Sold (Public Records) — Public Records
• 2016-02-05 Sold (Public Records) — Public Records
• 1998-07-02 Sold (Public Records) — Public Records

Property tax history

-3.9%/yr

Latest (2025): $138 · +7.8% YoY. Source: county tax records.