1510 Byers Ave · Joplin, MO 64804

$117,000

2 bd · 1.5 ba · 1,276 sqft · Other · 48 Days on market

Built 1930 6,250 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

Cute 2 bed, 1-1/2 bath home. Nice wood floors, large rooms with lots of potential. Garage and carport for off street parking.

Key facts

• 6,250 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Detached 1-car garage; Detached 1-car carport; Garage door opener
• Utilities: Public sewer
• Home design: Single family residence (freestanding)
• Exterior features: Enclosed porch; Porch; Chain link fencing; Shingle roof

Interior

• Kitchen: Gas range
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Pantry; Partial unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $117k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 $809 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($113k) 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 $113,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1930 — 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: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 7.5

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: 6.2%
• Equity multiple: 1.25×
• Total profit: $8,257
• Equity at exit: $17,445

10-year hold

• IRR: 19.3%
• Equity multiple: 2.97×
• Total profit: $64,629
• Equity at exit: $10,116

Cash invested: $32,760 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$614
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $320

Break-even live

Break-even rent $900

Max offer price $117,000

Occupancy floor 70%

Sensitivity live

Price	-10% $386	-5% $353	+0% $320	+5% $287	+10% $253
Rent	-10% $217	-5% $268	+0% $320	+5% $371	+10% $423
Rate	-1.0pp $379	-0.5pp $349	base $320	+0.5pp $289	+1.0pp $259

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	23d	1	0.19mi
2010 S Moffet Ave Joplin, MO	2.0	1.0	1000	$950	$0.95	23d	1	0.40mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	23d	1	0.45mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	23d	1	0.47mi
1907 S Picher Ave Joplin, MO	2.0	1.0	1032	$900	$0.87	23d	1	0.51mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	23d	1	0.56mi
524 S Moffet Ave Joplin, MO	3.0	1.0	900	$855	$0.95	23d	1	0.76mi
2602 S Moffet Ave Joplin, MO	3.0	2.0	1214	$1,300	$1.07	23d	1	0.89mi
1715 Wisconsin Ave #2 Joplin, MO	2.0	2.0	1000	$900	$0.90	23d	1	0.98mi
120 /122 S Pearl Ave #122 Joplin, MO	3.0	2.0	1200	$1,250	$1.04	23d	1	1.04mi
2830 S Pearl Ave Joplin, MO	2.0	2.0	1000	$1,200	$1.20	23d	1	1.12mi
2517 Ohio Ave Joplin, MO	3.0	2.0	1503	$1,695	$1.13	23d	1	1.13mi
101 N Main Street Rd Unit 1806 Joplin, MO	3.0	2.0	1386	$1,300	$0.94	23d	1	1.15mi
2002 W 11th St Joplin, MO	3.0	1.0	1200	$1,200	$1.00	23d	1	1.19mi
211 S Galena Ave Joplin, MO	3.0	2.0	1200	$1,550	$1.29	23d	1	1.28mi
306 N Connor Ave Joplin, MO	2.0	1.0	1072	$1,000	$0.93	23d	1	1.29mi
2521 S Tyler Ave Joplin, MO	3.0	2.0	1500	$1,700	$1.13	23d	1	1.29mi
1119 S Saint Louis Ave Joplin, MO	2.0	1.5	904	$1,100	$1.22	23d	1	1.35mi
3117 S Wall Ave Joplin, MO	2.0	1.0	944	$1,095	$1.16	23d	1	1.35mi
2515 S Willard Ave Joplin, MO	3.0	2.0	1500	$1,600	$1.07	23d	1	1.40mi
2019 W 26th St Joplin, MO	2.0	2.0	1000	$1,100	$1.10	23d	1	1.42mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	23d	1	1.44mi

Listing history 22 events

1. 2026-06-21
   days on market $117,000 Active 48 DOM
2. 2026-06-19
   days on market $117,000 Active 46 DOM
3. 2026-06-18
   days on market $117,000 Active 45 DOM
4. 2026-06-17
   days on market $117,000 Active 44 DOM
5. 2026-06-16
   days on market $117,000 Active 43 DOM
6. 2026-06-15
   days on market $117,000 Active 42 DOM
7. 2026-06-14
   days on market $117,000 Active 40 DOM
8. 2026-06-13
   days on market $117,000 Active 39 DOM
9. 2026-06-10
   days on market $117,000 Active 37 DOM
10. 2026-06-09
    days on market $117,000 Active 36 DOM
11. 2026-06-08
    days on market $117,000 Active 35 DOM
12. 2026-06-07
    days on market $117,000 Active 34 DOM
13. 2026-06-05
    days on market $117,000 Active 31 DOM
14. 2026-06-03
    days on market $117,000 Active 30 DOM
15. 2026-06-02
    days on market $117,000 Active 29 DOM
16. 2026-06-01
    days on market $117,000 Active 28 DOM
17. 2026-05-31
    days on market $117,000 Active 27 DOM
18. 2026-05-30
    days on market $117,000 Active 26 DOM
19. 2026-05-18
    status Pending
20. 2026-04-23
    listed $117,000 Active
21. 2009-12-21
    soldstatus
22. 1998-03-03
    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: $586 · $49/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$549/yr (+$46/mo · 93.7%)

ⓘ 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 1/10 Low
• 🌡 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: $15,658
• − Mortgage interest: −$6,554
• − Property taxes: −$586
• − Insurance: −$585
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$3,404
• Taxable income: $2,024
• Est. tax owed @ 24.0%: −$486
• After-tax cash flow: $3,350/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

4 events — show timeline

• 2026-05-18 Pending — OGAR
• 2026-04-23 Listed $117,000 OGAR
• 2009-12-21 Sold (Public Records) — Public Records
• 1998-03-03 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $586 · +12.8% YoY. Source: county tax records.