315 E 33rd St · Joplin, MO 64804

$164,500

2 bd · 1.0 ba · 1,014 sqft · Other public records · 41 Days on market

Built 1960 0.37 ac 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 +13.2/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fall in love with this adorable 2 bedroom home with an amazing back yard!!! Great living space for a small home. Wood burning fireplace, dining room with lots of windows and natural light, bright kitchen with great cabinet space and Hardwoods under carpet. One car attached garage and carport. Dreamy, fenced back yard with large patio and storage building. See it-Love it- Buy it!

Key facts

• New hvac
• Spacious back porch
• Granite

Tags

• CUSTOM KITCHEN CABINETS
• GRANITE
• ORIGINAL HARDWOOD FLOORS
• NEW HVAC
• TANKLESS WATER HEATER
• SPACIOUS BACK PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $164k.

Deal economics

• At list price, monthly cash flow is $-3 ($-38/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (25.3% below list).
• Recommended offer: $123k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Joplin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Stapleton Elem. (math 38% / reading 47%, grade F, #477 of 1,115 statewide, top 43%, 410 students, 49% FRL); South Middle (math 40% / reading 48%, grade D, #121 of 391 statewide, top 32%, 573 students, 47% FRL).
• Market conditions: Rents rising fast (+15.7%/yr); 353 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 110 units permitted in Newton County in 2024 (40 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 $5k of value loss. Plan a longer hold.
• Newton County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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

• 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 $122,852 (25.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 11.2

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: -11.8%
• Equity multiple: 0.56×
• Total profit: $-20,446
• Equity at exit: $24,527

10-year hold

• IRR: 2.8%
• Equity multiple: 1.24×
• Total profit: $11,156
• Equity at exit: $14,223

Cash invested: $46,060 (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 64804

• Rents YoY: 15.7%
• Active inventory: 353
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,229 high
• Mortgage (P&I): −$863
• Tax from tax record: −$42 /mo · $510/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-3

Break-even live

Break-even rent $1,233

Max offer price $163,944

Occupancy floor 95%

Sensitivity live

Price	-10% $90	-5% $43	+0% $-3	+5% $-50	+10% $-96
Rent	-10% $-100	-5% $-52	+0% $-3	+5% $45	+10% $94
Rate	-1.0pp $80	-0.5pp $39	base $-3	+0.5pp $-46	+1.0pp $-89

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3117 S Wall Ave Joplin, MO	2.0	1.0	944	$1,095	$1.16	21d	1	0.32mi
1107 E 34th St Joplin, MO	1.0	1.0	720	$1,250	$1.74	21d	1	0.46mi
2830 S Pearl Ave Joplin, MO	2.0	2.0	1000	$1,200	$1.20	21d	1	0.53mi
103 W 41st St Joplin, MO	2.0	2.5	1340	$1,395	$1.04	21d	1	0.62mi
2602 S Moffet Ave Joplin, MO	3.0	2.0	1214	$1,300	$1.07	21d	1	0.79mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	21d	1	1.01mi
2010 S Moffet Ave Joplin, MO	2.0	1.0	1000	$950	$0.95	21d	1	1.20mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	21d	1	1.28mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	21d	1	1.28mi
1715 Wisconsin Ave #2 Joplin, MO	2.0	2.0	1000	$900	$0.90	21d	1	1.44mi
1907 S Picher Ave Joplin, MO	2.0	1.0	1032	$900	$0.87	21d	1	1.45mi

Listing history 11 events

1. 2026-04-23
   status Pending
2. 2026-04-07
   price $164,500
3. 2026-03-27
   status Active
4. 2026-03-03
   status Pending
5. 2026-02-23
   status Active
6. 2026-02-10
   status Pending
7. 2026-02-04
   listed $169,900 Active
8. 2018-03-02
   soldstatus

   Show marketing remark (383 chars)

   Fall in love with this adorable 2 bedroom home with an amazing back yard!!! Great living space for a small home. Wood burning fireplace, dining room with lots of windows and natural light, bright kitchen with great cabinet space and Hardwoods under carpet. One car attached garage and carport. Dreamy, fenced back yard with large patio and storage building. See it-Love it- Buy it!

9. 2018-03-02
   soldstatus 383-char remark

   Show marketing remark (383 chars)

   Fall in love with this adorable 2 bedroom home with an amazing back yard!!! Great living space for a small home. Wood burning fireplace, dining room with lots of windows and natural light, bright kitchen with great cabinet space and Hardwoods under carpet. One car attached garage and carport. Dreamy, fenced back yard with large patio and storage building. See it-Love it- Buy it!

10. 2018-02-12
    listed $64,900
11. 2018-02-07
    listed $64,900 383-char remark

    Show marketing remark (383 chars)

    Fall in love with this adorable 2 bedroom home with an amazing back yard!!! Great living space for a small home. Wood burning fireplace, dining room with lots of windows and natural light, bright kitchen with great cabinet space and Hardwoods under carpet. One car attached garage and carport. Dreamy, fenced back yard with large patio and storage building. See it-Love it- Buy it!

ⓘ 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: $510 · $42/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$1,086/yr (+$90/mo · 213.0%)

ⓘ 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: $14,742
• − Mortgage interest: −$9,215
• − Property taxes: −$510
• − Insurance: −$822
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$4,785
• Taxable loss: −$2,949
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $670/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 (Newton County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 58,961 · -0.3%
• By 2040: 57,609 · -2.6%
• By 2050: 54,775 · -7.4%
• By 2075: 46,140 · -22.0%
• By 2100: 34,348 · -41.9%

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 · Newton

• 2024 margin: Solid R (+58.6) · D 20.2% · R 78.8% · Other 1.0%
• 2008→2024 swing: -18.5pp toward R · 2008: -40.1pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+57.4 2016: R+58.7 2012: R+46.9 2008: R+40.1

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

+153.5% since first listed

11 events — show timeline

• 2026-04-23 Pending — OGAR
• 2026-04-07 Price Changed $164,500 OGAR
• 2026-03-27 Relisted — OGAR
• 2026-03-03 Pending — OGAR
• 2026-02-23 Relisted — OGAR
• 2026-02-10 Pending — OGAR
• 2026-02-04 Listed $169,900 OGAR
• 2018-03-02 Sold (MLS) — OGAR
• 2018-03-02 Sold (MLS) — SOMO
• 2018-02-12 Listed $64,900 SOMO
• 2018-02-07 Listed $64,900 OGAR

Property tax history

+0.9%/yr

Latest (2025): $510 · +4.4% YoY. Source: county tax records.