226 S Patterson Ave · Joplin, MO 64801

$149,900

3 bd · 1.0 ba · 1,134 sqft · Other public records · 4 Days on market

Built 1965 6,250 sqft lot

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Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming all brick home, centrally located in Joplin! Featuring over 1100 sq ft with 3 bedrooms(or an optional second living space with its own separate entry), 1 full bathroom which has been recently remodeled, fenced yard, and a detached 2 car garage! Packed full of character with archways, original hardwood floors, and covered front porch. Newer roof and windows. Brand new HVAC unit will be installed prior to closing. All offered at a great price!

Key facts

• Covered front porch
• Fenced yard
• Newer roof

Tags

• FENCED YARD
• DETACHED 2 CAR GARAGE
• RECENTLY REMODELED BATHROOM
• COVERED FRONT PORCH
• NEWER ROOF
• NEWER WINDOWS

Property features AI

Exterior

• Parking: 2-car detached garage; Additional 2-car detached garage parking noted
• Utilities: Public sewer
• Home design: Single-family residence (freestanding); Residential property
• Construction: Brick construction; Block foundation; Shingle roof; Built above grade (finished area listed)
• Exterior features: Covered porch; Porch; Chain link fencing

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central heating; Central cooling
• Interior features: Gas range; Refrigerator; No fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $59 ($707/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (19.6% below list).
• Recommended offer: $121k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Mckinley Elem. (math 22% / reading 22%, grade F, #910 of 1,115 statewide, top 83%, 310 students, 81% 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 (+3.0%/yr); 378 active listings in the ZIP; 17 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $120,556 (19.6% below list)

Questions for the listing agent

1. Built in 1965 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.69%
• DSCR: 1.07
• GRM: 10.4

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-20,666
• Equity at exit: $22,351

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-13,693
• Equity at exit: $12,961

Cash invested: $41,972 (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: 378
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$786
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $59

Break-even live

Break-even rent $1,131

Max offer price $149,900

Occupancy floor 90%

Sensitivity live

Price	-10% $144	-5% $101	+0% $59	+5% $17	+10% $-26
Rent	-10% $-36	-5% $11	+0% $59	+5% $107	+10% $154
Rate	-1.0pp $134	-0.5pp $97	base $59	+0.5pp $20	+1.0pp $-19

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 S Florida Ave Joplin, MO	3.0	2.0	1180	$1,400	$1.19	23d	1	0.10mi
120 S Brownell Ave Joplin, MO	3.0	1.0	1092	$900	$0.82	23d	1	0.10mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	23d	1	0.78mi
1013 Broadway St Joplin, MO	3.0	1.0	917	$995	$1.09	23d	1	0.79mi
1119 S Saint Louis Ave Joplin, MO	2.0	1.5	904	$1,100	$1.22	23d	1	0.81mi
1880 E Kensington St Joplin, MO	3.0	2.0	1036	$1,400	$1.35	23d	1	0.87mi
211 S Galena Ave Joplin, MO	3.0	2.0	1200	$1,550	$1.29	23d	1	1.04mi
2811 E 15th St Joplin, MO	3.0	1.5	1500	$1,500	$1.00	23d	1	1.07mi
801 Greenwood Dr Joplin, MO	3.0	2.0	1050	$1,400	$1.33	23d	1	1.09mi
3430 Newman Rd Apt 105 Joplin, MO	2.0	2.0	943	$875	$0.93	23d	1	1.10mi
815 Greenwood Dr Joplin, MO	2.0	2.0	1250	$1,275	$1.02	23d	1	1.10mi
2901 E 15th St Joplin, MO	2.0	1.0	1035	$1,250	$1.21	23d	1	1.11mi
3440 Newman Rd Unit 305 Joplin, MO	2.0	2.0	943	$875	$0.93	23d	1	1.14mi
3514 Newman Rd Apt 104 Joplin, MO	2.0	2.0	855	$875	$1.02	23d	1	1.19mi
3502 Newman Rd Joplin, MO	1.0–3.0	1.0–2.0	850	$975	$1.15	23d	1	1.34mi
101 N Main Street Rd Unit 1806 Joplin, MO	3.0	2.0	1386	$1,300	$0.94	23d	1	1.37mi
1715 Wisconsin Ave #2 Joplin, MO	2.0	2.0	1000	$900	$0.90	23d	1	1.39mi

Listing history 7 events

1. 2026-06-02
   status $149,900 Pending 4 DOM
2. 2026-06-01
   days on market $149,900 Active 4 DOM
3. 2026-05-31
   days on market $149,900 Active 3 DOM
4. 2026-05-30
   days on market $149,900 Active 2 DOM
5. 2026-05-28
   listed $149,900 Active
6. 2011-04-15
   soldstatus
7. 2005-03-18
   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: $539 · $45/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$915/yr (+$76/mo · 169.8%)

ⓘ 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 · 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: $14,467
• − Mortgage interest: −$8,397
• − Property taxes: −$539
• − Insurance: −$750
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$4,361
• Taxable loss: −$1,894
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $1,162/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

3 events — show timeline

• 2026-05-28 Listed $149,900 OGAR
• 2011-04-15 Sold (Public Records) — Public Records
• 2005-03-18 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $539 · +12.8% YoY. Source: county tax records.