811 W 6th St · Joplin, MO 64801

$114,500

4 bd · 1.0 ba · 1,360 sqft · Other · 58 Days on market

Built 1920 2,178 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

Welcome to this delightful 4 bedroom 1 bath home, boasting of 1360 finished square feet of space. Upon entering, you'll be greeted by fresh paint that brightens the living room space, complemented by the fresh carpet that adds warmth and coziness throughout. Stay comfortable year-round with the newer HVAC system, ensuring a comfortable environment no matter the season. You will also enjoy peace of mind with the recently installed roof that provides durability and protection for your investment.

Key facts

• Newer hvac system
• 2,178 sq ft lot
• Built 1920

Tags

• NEWER HVAC SYSTEM
• RECENTLY INSTALLED ROOF

Property features AI

Exterior

• Parking: No parking
• Utilities: Cable available; Public sewer
• Home design: Single-family residence (freestanding); Residential property
• Construction: Vinyl siding; Above-grade finished area: 1,360; Built with standard foundation
• Exterior features: Covered porch; Privacy fencing; Shingle roof; Level topography; Lot dimensions approximately 32 x 70

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric central heating; Has cooling
• Interior features: Electric range; Refrigerator; Carpet flooring; Partial unfinished basement; Fireplace: none

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $114k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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); 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; 12 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 $792 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $111,065 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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: 1.12% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 7.4

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,089
• Equity at exit: $17,072

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $28,097
• Equity at exit: $9,900

Cash invested: $32,060 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$600
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $326

Break-even live

Break-even rent $872

Max offer price $114,500

Occupancy floor 70%

Sensitivity live

Price	-10% $391	-5% $358	+0% $326	+5% $293	+10% $261
Rent	-10% $224	-5% $275	+0% $326	+5% $377	+10% $427
Rate	-1.0pp $383	-0.5pp $355	base $326	+0.5pp $296	+1.0pp $266

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 S Moffet Ave Joplin, MO	3.0	1.0	900	$855	$0.95	22d	1	0.14mi
120 /122 S Pearl Ave #122 Joplin, MO	3.0	2.0	1200	$1,250	$1.04	22d	1	0.40mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	22d	1	0.60mi
101 N Main Street Rd Unit 1806 Joplin, MO	3.0	2.0	1386	$1,300	$0.94	22d	1	0.61mi
211 S Galena Ave Joplin, MO	3.0	2.0	1200	$1,550	$1.29	22d	1	0.91mi
2002 W 11th St Joplin, MO	3.0	1.0	1200	$1,200	$1.00	22d	1	1.08mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	22d	1	1.14mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	22d	1	1.16mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	22d	1	1.16mi
1013 Broadway St Joplin, MO	3.0	1.0	917	$995	$1.09	22d	1	1.19mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	22d	1	1.34mi
2226 S Moffet Ave Joplin, MO	4.0	2.0	1818	$1,600	$0.88	22d	1	1.37mi

Listing history 33 events

1. 2026-06-21
   days on market $114,500 Active 58 DOM
2. 2026-06-19
   days on market $114,500 Active 56 DOM
3. 2026-06-18
   days on market $114,500 Active 55 DOM
4. 2026-06-17
   days on market $114,500 Active 54 DOM
5. 2026-06-16
   days on market $114,500 Active 53 DOM
6. 2026-06-15
   days on market $114,500 Active 52 DOM
7. 2026-06-14
   days on market $114,500 Active 50 DOM
8. 2026-06-13
   days on market $114,500 Active 49 DOM
9. 2026-06-10
   days on market $114,500 Active 47 DOM
10. 2026-06-09
    days on market $114,500 Active 46 DOM
11. 2026-06-08
    days on market $114,500 Active 45 DOM
12. 2026-06-07
    pricedays on market $114,500 Active 44 DOM
13. 2026-06-05
    days on market $117,270 Active 41 DOM
14. 2026-06-03
    days on market $117,270 Active 40 DOM
15. 2026-06-02
    days on market $117,270 Active 39 DOM
16. 2026-06-01
    days on market $117,270 Active 38 DOM
17. 2026-05-31
    days on market $117,270 Active 37 DOM
18. 2026-05-30
    days on market $117,270 Active 36 DOM
19. 2026-04-24
    listed $117,270 Active
20. 2025-07-01
    price $121,297
21. 2024-09-20
    price $130,000
22. 2024-05-30
    historical $1,200
23. 2024-04-25
    listed $1,200
24. 2022-11-01
    status Pending
25. 2022-06-22
    listed $87,900 Active
26. 2022-03-21
    listed $99,900
27. 2022-03-21
    listed $99,900
28. 2021-11-12
    soldstatus
29. 2021-10-05
    listed $90,000
30. 2014-06-09
    soldstatus
31. 2014-05-01
    listed $650
32. 2006-07-25
    soldstatus
33. 1988-09-26
    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: $484 · $40/mo
• Projected year-2 tax: $1,111 · $93/mo
• Expected delta: +$626/yr (+$52/mo · 129.3%)

ⓘ 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: $15,408
• − Mortgage interest: −$6,414
• − Property taxes: −$484
• − Insurance: −$572
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,331
• Taxable income: $2,141
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $3,396/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

+30.3% since first listed

15 events — show timeline

• 2026-04-24 Listed $117,270 OGAR
• 2025-07-01 Price Changed $121,297 OGAR
• 2024-09-20 Price Changed $130,000 OGAR
• 2024-05-30 Rental Removed $1,200 OGAR
• 2024-04-25 Listed for Rent $1,200 OGAR
• 2022-11-01 Pending — SOMO
• 2022-06-22 Listed $87,900 SOMO
• 2022-03-21 Listed $99,900 SOMO
• 2022-03-21 Listed $99,900 OGAR
• 2021-11-12 Sold (MLS) — OGAR
• 2021-10-05 Listed $90,000 OGAR
• 2014-06-09 Sold (MLS) — OGAR
• 2014-05-01 Listed $650 OGAR
• 2006-07-25 Sold (Public Records) — Public Records
• 1988-09-26 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $484 · +13.8% YoY. Source: county tax records.