605 N Pearl Street Ave · Joplin, MO 64801

$144,900

4 bd · 2.0 ba · 2,716 sqft · Other · 159 Days on market

Built 1912 ↓ 25% since listing

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• 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

Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

Key facts

• Built 1912
• Listed 159 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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) — zoned schools average 69% FRL vs 54% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 371 active listings in the ZIP; 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 159 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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: 1.09% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 7.7

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,888
• Equity at exit: $21,605

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $23,703
• Equity at exit: $12,528

Cash invested: $40,572 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $325

Break-even live

Break-even rent $1,162

Max offer price $144,900

Occupancy floor 74%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-04-27
   status Pending 370-char remark

   Show marketing remark (370 chars)

   Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

2. 2026-04-27
   status Pending

   Show marketing remark (370 chars)

   Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

3. 2026-04-27
   status Active 370-char remark

   Show marketing remark (370 chars)

   Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

4. 2026-04-27
   status Active

   Show marketing remark (370 chars)

   Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

5. 2026-03-03
   historical
6. 2026-03-02
   status Active

   Show marketing remark (370 chars)

   Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

7. 2026-03-02
   status Active 370-char remark

   Show marketing remark (370 chars)

   Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

8. 2026-02-01
   historical Active Under Contract

   Show marketing remark (370 chars)

   Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

9. 2026-02-01
   status Active Under Contract 370-char remark

   Show marketing remark (370 chars)

   Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

10. 2026-02-01
    status Active

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

11. 2026-02-01
    historical

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

12. 2025-12-09
    historical Active Under Contract 370-char remark

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

13. 2025-12-09
    historical Active Under Contract

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

14. 2025-11-25
    price $144,900

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

15. 2025-11-25
    price $144,900 370-char remark

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

16. 2025-10-23
    status Active 370-char remark

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

17. 2025-10-23
    status Active

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

18. 2025-10-07
    status Pending 370-char remark

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

19. 2025-10-07
    status Pending

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

20. 2025-10-06
    price $149,900

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

21. 2025-10-06
    price $149,900 370-char remark

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

22. 2025-09-22
    price $154,900 370-char remark

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

23. 2025-09-22
    price $154,900

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

24. 2025-09-09
    listed $164,900 Active 370-char remark

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

25. 2025-09-09
    listed $164,900 Active

    Show marketing remark (370 chars)

    Check out this 2716 sq. ft. classic conventional style house with 4 bedrooms and 2 bathrooms. The home boasts a large sitting room, as well as a separate living room and dining room. There are two separate staircases for quick access to the second floor and an unfinished basement for storage. Don't miss out, contact your favorite agent today to see it before its gone!

26. 2022-11-12
    price $179,397
27. 2022-11-12
    price $179,397
28. 2022-09-23
    price $192,900
29. 2022-09-22
    listed $192,900 Active
30. 2005-06-28
    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: $1,177 · $98/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$228/yr (+$19/mo · 19.4%)

ⓘ 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: $18,886
• − Mortgage interest: −$8,117
• − Property taxes: −$1,177
• − Insurance: −$724
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$4,215
• Taxable income: $1,631
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $3,508/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

-24.9% since first listed

30 events — show timeline

• 2026-04-27 Pending — SOMO
• 2026-04-27 Pending — OGAR
• 2026-04-27 Relisted — SOMO
• 2026-04-27 Relisted — OGAR
• 2026-03-03 Delisted — OGAR
• 2026-03-02 Relisted — OGAR
• 2026-03-02 Relisted — SOMO
• 2026-02-01 Contingent — OGAR
• 2026-02-01 Relisted — SOMO
• 2026-02-01 Relisted — OGAR
• 2026-02-01 Delisted — OGAR
• 2025-12-09 Contingent — SOMO
• 2025-12-09 Contingent — OGAR
• 2025-11-25 Price Changed $144,900 OGAR
• 2025-11-25 Price Changed $144,900 SOMO
• 2025-10-23 Relisted — SOMO
• 2025-10-23 Relisted — OGAR
• 2025-10-07 Pending — SOMO
• 2025-10-07 Pending — OGAR
• 2025-10-06 Price Changed $149,900 OGAR
• 2025-10-06 Price Changed $149,900 SOMO
• 2025-09-22 Price Changed $154,900 SOMO
• 2025-09-22 Price Changed $154,900 OGAR
• 2025-09-09 Listed $164,900 OGAR
• 2025-09-09 Listed $164,900 SOMO
• 2022-11-12 Price Changed $179,397 SOMO
• 2022-11-12 Price Changed $179,397 OGAR
• 2022-09-23 Price Changed $192,900 OGAR
• 2022-09-22 Listed $192,900 SOMO
• 2005-06-28 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,177 · +13.9% YoY. Source: county tax records.