1344 Kansas Ave · Joplin, MO 64801

$195,000

4 bd · 2.0 ba · 1,708 sqft · Other · 36 Days on market

Built 1960 6,969 sqft 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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large, open living room, 3 bdrms including large master bedroom, 2 full baths, garage converted into family room, separate utility room, open kitchen, dining area.

Key facts

• New kitchen
• Ranch-style
• Large backyard

Tags

• RANCH-STYLE
• OPEN-CONCEPT LAYOUT
• NEW KITCHEN
• UPDATED BATHROOMS
• LARGE BACKYARD
• DURABLE LVP FLOORING

Property features AI

Exterior

• Parking: Driveway parking
• Security: Smoke detectors
• Utilities: Public sewer
• Home design: Single-family residence; Freestanding single-family property
• Construction: Vinyl siding; Block foundation; Shingle roof; Built area approximately 1,708 (above grade)
• Exterior features: Chain link fencing; Level topography; Driveway

Interior

• Kitchen: Electric range; Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central heating; Ceiling fan cooling
• Interior features: Ceiling fans; Walk-in closets; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (18.9% below list).
• Recommended offer: $158k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Eastmorland Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 244 students, 68% FRL); East Middle (math 22% / reading 40%, grade F, #279 of 391 statewide, top 72%, 597 students, 66% FRL); Joplin High (math 32% / reading 46%, grade F, #287 of 521 statewide, top 55%, 2,233 students, 50% FRL).
• Market conditions: Rents rising (+3.0%/yr); 378 active listings in the ZIP; 16 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).
• 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $158,141 (18.9% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 10.3

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-25,941
• Equity at exit: $29,075

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-15,785
• Equity at exit: $16,860

Cash invested: $54,600 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $92

Break-even live

Break-even rent $1,466

Max offer price $195,000

Occupancy floor 89%

Sensitivity live

Price	-10% $202	-5% $147	+0% $92	+5% $36	+10% $-19
Rent	-10% $-33	-5% $29	+0% $92	+5% $154	+10% $216
Rate	-1.0pp $190	-0.5pp $141	base $92	+0.5pp $41	+1.0pp $-10

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2528 E 15th St Joplin, MO	3.0	2.5	1800	$2,750	$1.53	23d	1	0.73mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	23d	1	0.73mi
2114 S Patterson Ave Joplin, MO	3.0	2.0	1715	$1,700	$0.99	23d	1	0.85mi
2517 Ohio Ave Joplin, MO	3.0	2.0	1503	$1,695	$1.13	23d	1	0.98mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	23d	1	1.03mi
2811 E 15th St Joplin, MO	3.0	1.5	1500	$1,500	$1.00	23d	1	1.04mi
211 S Galena Ave Joplin, MO	3.0	2.0	1200	$1,550	$1.29	23d	1	1.08mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	23d	1	1.14mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	23d	1	1.16mi
220 S Florida Ave Joplin, MO	3.0	2.0	1180	$1,400	$1.19	23d	1	1.17mi
120 S Brownell Ave Joplin, MO	3.0	1.0	1092	$900	$0.82	23d	1	1.21mi
101 N Main Street Rd Unit 1806 Joplin, MO	3.0	2.0	1386	$1,300	$0.94	23d	1	1.25mi
2226 S Moffet Ave Joplin, MO	4.0	2.0	1818	$1,600	$0.88	23d	1	1.30mi
120 /122 S Pearl Ave #122 Joplin, MO	3.0	2.0	1200	$1,250	$1.04	23d	1	1.34mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	23d	1	1.38mi
2602 S Moffet Ave Joplin, MO	3.0	2.0	1214	$1,300	$1.07	23d	1	1.49mi

Listing history 24 events

1. 2026-06-21
   status $195,000 Pending 36 DOM
2. 2026-06-19
   days on market $195,000 Active 36 DOM
3. 2026-06-18
   days on market $195,000 Active 35 DOM
4. 2026-06-17
   days on market $195,000 Active 34 DOM
5. 2026-06-16
   days on market $195,000 Active 33 DOM
6. 2026-06-15
   days on market $195,000 Active 32 DOM
7. 2026-06-14
   days on market $195,000 Active 30 DOM
8. 2026-06-13
   pricedays on market $195,000 Active 29 DOM
9. 2026-06-10
   days on market $199,000 Active 27 DOM
10. 2026-06-09
    days on market $199,000 Active 26 DOM
11. 2026-06-08
    days on market $199,000 Active 25 DOM
12. 2026-06-07
    days on market $199,000 Active 24 DOM
13. 2026-06-05
    days on market $199,000 Active 21 DOM
14. 2026-06-03
    days on market $199,000 Active 20 DOM
15. 2026-06-02
    days on market $199,000 Active 19 DOM
16. 2026-06-01
    days on market $199,000 Active 18 DOM
17. 2026-05-31
    days on market $199,000 Active 17 DOM
18. 2026-05-30
    days on market $199,000 Active 16 DOM
19. 2026-05-14
    listed $199,000 Active
20. 2016-10-12
    soldstatus
21. 2016-10-03
    soldstatus
22. 2016-09-30
    soldstatus 163-char remark

    Show marketing remark (163 chars)

    Large, open living room, 3 bdrms including large master bedroom, 2 full baths, garage converted into family room, separate utility room, open kitchen, dining area.

23. 2016-07-26
    listed $74,900 163-char remark

    Show marketing remark (163 chars)

    Large, open living room, 3 bdrms including large master bedroom, 2 full baths, garage converted into family room, separate utility room, open kitchen, dining area.

24. 1991-08-30
    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: $647 · $54/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$1,244/yr (+$104/mo · 192.3%)

ⓘ 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 ≥106°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: $18,977
• − Mortgage interest: −$10,923
• − Property taxes: −$647
• − Insurance: −$975
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$5,673
• Taxable loss: −$2,277
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $1,645/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

+165.7% since first listed

6 events — show timeline

• 2026-05-14 Listed $199,000 OGAR
• 2016-10-12 Sold (Public Records) — Public Records
• 2016-10-03 Sold (Public Records) — Public Records
• 2016-09-30 Sold (MLS) — OGAR
• 2016-07-26 Listed $74,900 OGAR
• 1991-08-30 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $647 · +13.0% YoY. Source: county tax records.