123 N Byers Ave · Joplin, MO 64801

$42,000

3 bd · 2.0 ba · 1,481 sqft · Other · 82 Days on market

Built 1930 6,750 sqft lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

So many possibilities with this amazing little gem. Beautiful hardwood floors, built-ins, wrap around porches, sunporch on back of house. Detached garage with upstairs. 2 bedroom, 1 bath and basement on a corner lot.

Key facts

• Updated systems
• Corner lot
• Detached garage

Tags

• CORNER LOT
• DETACHED GARAGE
• UPDATED SYSTEMS
• BASEMENT IMPROVEMENTS

Property features AI

Exterior

• Parking: Detached 2-car garage; Other parking: 2-car detached garage
• Utilities: Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding; Stone foundation; Composition roof; Built area: above-grade finished area 1,481
• Exterior features: Wrap-around porch

Interior

• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating specified; No cooling specified
• Interior features: Wood flooring; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $42k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $39k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.8% 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: Columbia Elem. (math 37% / reading 37%); 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) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 378 active listings in the ZIP; 9 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 $290 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $39,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 3.00% ✓
• Cap rate: 26.83%
• Cash-on-cash: 73.33%
• DSCR: 4.26
• GRM: 2.8

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: 73.0%
• Equity multiple: 4.31×
• Total profit: $38,914
• Equity at exit: $6,262

10-year hold

• IRR: 76.9%
• Equity multiple: 8.87×
• Total profit: $92,610
• Equity at exit: $3,631

Cash invested: $11,760 (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 64801

• Rents YoY: 3.0%
• Active inventory: 378
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$220
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $719

Break-even live

Break-even rent $351

Max offer price $42,000

Occupancy floor 38%

Sensitivity live

Price	-10% $742	-5% $731	+0% $719	+5% $707	+10% $695
Rent	-10% $619	-5% $669	+0% $719	+5% $768	+10% $818
Rate	-1.0pp $740	-0.5pp $729	base $719	+0.5pp $708	+1.0pp $697

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 /122 S Pearl Ave #122 Joplin, MO	3.0	2.0	1200	$1,250	$1.04	23d	1	0.13mi
101 N Main Street Rd Unit 1806 Joplin, MO	3.0	2.0	1386	$1,300	$0.94	23d	1	0.25mi
306 N Connor Ave Joplin, MO	2.0	1.0	1072	$1,000	$0.93	23d	1	0.33mi
524 S Moffet Ave Joplin, MO	3.0	1.0	900	$855	$0.95	23d	1	0.43mi
211 S Galena Ave Joplin, MO	3.0	2.0	1200	$1,550	$1.29	23d	1	0.58mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	23d	1	0.83mi
1013 Broadway St Joplin, MO	3.0	1.0	917	$995	$1.09	23d	1	0.84mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	23d	1	1.04mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	23d	1	1.44mi

Listing history 9 events

1. 2026-04-26
   status Pending
2. 2026-04-09
   price $42,000
3. 2026-03-31
   price $45,000
4. 2026-02-03
   listed $47,000 Active
5. 2022-10-04
   soldstatus
6. 2021-11-10
   soldstatus 216-char remark

   Show marketing remark (216 chars)

   So many possibilities with this amazing little gem. Beautiful hardwood floors, built-ins, wrap around porches, sunporch on back of house. Detached garage with upstairs. 2 bedroom, 1 bath and basement on a corner lot.

7. 2021-08-06
   listed $27,500 216-char remark

   Show marketing remark (216 chars)

   So many possibilities with this amazing little gem. Beautiful hardwood floors, built-ins, wrap around porches, sunporch on back of house. Detached garage with upstairs. 2 bedroom, 1 bath and basement on a corner lot.

8. 2018-12-27
   soldstatus
9. 2003-09-10
   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: $470 · $39/mo
• Projected year-2 tax: $470 · $39/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 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: $15,123
• − Mortgage interest: −$2,353
• − Property taxes: −$470
• − Insurance: −$210
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$1,222
• Taxable income: $8,449
• Est. tax owed @ 24.0%: −$2,028
• After-tax cash flow: $6,596/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

+52.7% since first listed

9 events — show timeline

• 2026-04-26 Pending — OGAR
• 2026-04-09 Price Changed $42,000 OGAR
• 2026-03-31 Price Changed $45,000 OGAR
• 2026-02-03 Listed $47,000 OGAR
• 2022-10-04 Sold (Public Records) — Public Records
• 2021-11-10 Sold (MLS) — OGAR
• 2021-08-06 Listed $27,500 OGAR
• 2018-12-27 Sold (Public Records) — Public Records
• 2003-09-10 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $470 · +12.5% YoY. Source: county tax records.