2028 S Porter Ave · Joplin, MO 64804

$129,900

3 bd · 1.0 ba · 1,268 sqft · Other public records · 73 Days on market

Built 1906 6,098 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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 MLS

A little TLC will go a long way with this property. Great First home or a ossible investment property. Larger than most two bedrooms, call before its gone.

Key facts

• Fenced yard
• Large living room
• Corner lot

Tags

• CORNER LOT
• FENCED YARD
• FULLY APPLIANCED KITCHEN
• LARGE LIVING ROOM

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public sewer
• Home design: Single-family residence; Freestanding property
• Construction: Vinyl siding; Stone and block foundation; Shingle roof; Built in 1,268 above-grade finished area
• Exterior features: Porch; Fenced yard with privacy fencing; Level topography; Corner lot; Cleared lot

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Ceiling fan cooling
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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).
• Market conditions: Rents rising fast (+15.7%/yr); 353 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $898 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1906 — 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1906 — 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: 1.07% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 7.8

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: 4.4%
• Equity multiple: 1.18×
• Total profit: $6,546
• Equity at exit: $19,369

10-year hold

• IRR: 17.8%
• Equity multiple: 2.79×
• Total profit: $65,114
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$681
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $319

Break-even live

Break-even rent $989

Max offer price $129,900

Occupancy floor 72%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1907 S Picher Ave Joplin, MO	2.0	1.0	1032	$900	$0.87	21d	1	0.23mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	21d	1	0.36mi
2010 S Moffet Ave Joplin, MO	2.0	1.0	1000	$950	$0.95	21d	1	0.55mi
2521 S Tyler Ave Joplin, MO	3.0	2.0	1500	$1,700	$1.13	21d	1	0.56mi
2226 S Moffet Ave Joplin, MO	4.0	2.0	1818	$1,600	$0.88	21d	1	0.57mi
2515 S Willard Ave Joplin, MO	3.0	2.0	1500	$1,600	$1.07	21d	1	0.67mi
2019 W 26th St Joplin, MO	2.0	2.0	1000	$1,100	$1.10	21d	1	0.69mi
2602 S Moffet Ave Joplin, MO	3.0	2.0	1214	$1,300	$1.07	21d	1	0.70mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	21d	1	0.71mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	21d	1	0.76mi
2002 W 11th St Joplin, MO	3.0	1.0	1200	$1,200	$1.00	21d	1	0.91mi
2830 S Pearl Ave Joplin, MO	2.0	2.0	1000	$1,200	$1.20	21d	1	0.95mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	21d	1	1.01mi
3117 S Wall Ave Joplin, MO	2.0	1.0	944	$1,095	$1.16	21d	1	1.18mi
524 S Moffet Ave Joplin, MO	3.0	1.0	900	$855	$0.95	21d	1	1.31mi
2517 Ohio Ave Joplin, MO	3.0	2.0	1503	$1,695	$1.13	21d	1	1.41mi

Listing history 25 events

1. 2026-06-15
   status $129,900 Pending 73 DOM
2. 2026-06-15
   days on market $129,900 Active 73 DOM
3. 2026-06-14
   days on market $129,900 Active 71 DOM
4. 2026-06-13
   days on market $129,900 Active 70 DOM
5. 2026-06-10
   days on market $129,900 Active 68 DOM
6. 2026-06-09
   days on market $129,900 Active 67 DOM
7. 2026-06-08
   days on market $129,900 Active 66 DOM
8. 2026-06-07
   days on market $129,900 Active 65 DOM
9. 2026-06-05
   days on market $129,900 Active 62 DOM
10. 2026-06-03
    days on market $129,900 Active 61 DOM
11. 2026-06-02
    days on market $129,900 Active 60 DOM
12. 2026-06-01
    days on market $129,900 Active 59 DOM
13. 2026-05-31
    days on market $129,900 Active 58 DOM
14. 2026-05-30
    days on market $129,900 Active 57 DOM
15. 2026-04-21
    price $129,900
16. 2026-04-04
    status Active
17. 2026-04-04
    historical
18. 2026-04-03
    listed $138,500 Active
19. 2016-12-14
    soldstatus 155-char remark

    Show marketing remark (155 chars)

    A little TLC will go a long way with this property. Great First home or a ossible investment property. Larger than most two bedrooms, call before its gone.

20. 2016-12-14
    soldstatus

    Show marketing remark (155 chars)

    A little TLC will go a long way with this property. Great First home or a ossible investment property. Larger than most two bedrooms, call before its gone.

21. 2016-11-03
    listed $31,000 155-char remark

    Show marketing remark (155 chars)

    A little TLC will go a long way with this property. Great First home or a ossible investment property. Larger than most two bedrooms, call before its gone.

22. 2016-11-03
    listed $31,000

    Show marketing remark (155 chars)

    A little TLC will go a long way with this property. Great First home or a ossible investment property. Larger than most two bedrooms, call before its gone.

23. 2016-01-25
    listed $48,900
24. 2007-03-15
    soldstatus
25. 2001-04-02
    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: $556 · $46/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$704/yr (+$59/mo · 126.7%)

ⓘ 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 2/10 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: $16,711
• − Mortgage interest: −$7,276
• − Property taxes: −$556
• − Insurance: −$650
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,779
• Taxable income: $1,777
• Est. tax owed @ 24.0%: −$426
• 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: 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

+165.6% since first listed

11 events — show timeline

• 2026-04-21 Price Changed $129,900 OGAR
• 2026-04-04 Relisted — OGAR
• 2026-04-04 Delisted — OGAR
• 2026-04-03 Listed $138,500 OGAR
• 2016-12-14 Sold (MLS) — OGAR
• 2016-12-14 Sold (MLS) — SOMO
• 2016-11-03 Listed $31,000 OGAR
• 2016-11-03 Listed $31,000 SOMO
• 2016-01-25 Listed $48,900 SOMO
• 2007-03-15 Sold (Public Records) — Public Records
• 2001-04-02 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $556 · +12.7% YoY. Source: county tax records.