616 S Mckinley Ave · Joplin, MO 64801

$144,900

3 bd · 1.0 ba · 1,200 sqft · Other public records · 70 Days on market

Built 1900 6,250 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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +3.5/10.0
• 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

Freshly remodeled 2 bed 1 bath house nestled in a quiet setting, enjoy the open concept this home has to offer! Spend your evenings sitting on your covered front porch and a fully fenced front and back yard for your furry friends! Don't miss this great opportunity, schedule a tour today!

Key facts

• 6,250 sq ft lot
• Parking
• Built 1900

Property features AI

Exterior

• Parking: Attached 1-car carport
• Utilities: Public sewer
• Home design: Single-family residence, freestanding; Residential property
• Construction: Vinyl siding exterior; Block foundation; Shingle roof; Built as a single-story (above-grade finished area listed as 1,200)
• Exterior features: Covered porch; Chain link fencing; Landscaped yard; Level topography

Interior

• Kitchen: Gas range
• Bedrooms: 5 total rooms (includes bedrooms and other rooms)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Ceiling fan cooling
• Interior features: Ceiling fans; Eat-in kitchen; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $121 ($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 $124k (14.6% below list).
• Recommended offer: $124k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Jefferson Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 192 students, 75% FRL); North Middle (math 26% / reading 35%, grade F, #283 of 391 statewide, top 74%, 517 students, 65% FRL) — zoned schools average 70% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 371 active listings in the ZIP; 7 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1900 — 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 $123,801 (14.6% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 0.85% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 9.8

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-15,895
• Equity at exit: $21,605

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-4,443
• 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: 9.8×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$760
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $121

Break-even live

Break-even rent $1,085

Max offer price $144,900

Occupancy floor 85%

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: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2002 W 11th St Joplin, MO	3.0	1.0	1200	$1,200	$1.00	21d	1	0.46mi
211 N Adams Ave Joplin, MO	3.0	2.0	1434	$1,400	$0.98	43d	1	0.74mi
306 N Connor Ave Joplin, MO	2.0	1.0	1072	$1,000	$0.93	21d	1	1.19mi
524 S Moffet Ave Joplin, MO	3.0	1.0	900	$855	$0.95	21d	1	1.25mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	21d	1	1.31mi
1907 S Picher Ave Joplin, MO	2.0	1.0	1032	$900	$0.87	21d	1	1.37mi
120 /122 S Pearl Ave #122 Joplin, MO	3.0	2.0	1200	$1,250	$1.04	21d	1	1.42mi

Listing history 23 events

1. 2026-06-19
   days on market $144,900 Active 70 DOM
2. 2026-06-18
   days on market $144,900 Active 69 DOM
3. 2026-06-17
   days on market $144,900 Active 68 DOM
4. 2026-06-16
   days on market $144,900 Active 67 DOM
5. 2026-06-15
   days on market $144,900 Active 66 DOM
6. 2026-06-14
   days on market $144,900 Active 64 DOM
7. 2026-06-13
   days on market $144,900 Active 63 DOM
8. 2026-06-10
   days on market $144,900 Active 61 DOM
9. 2026-06-09
   days on market $144,900 Active 60 DOM
10. 2026-06-08
    days on market $144,900 Active 59 DOM
11. 2026-06-07
    days on market $144,900 Active 58 DOM
12. 2026-06-05
    days on market $144,900 Active 55 DOM
13. 2026-06-03
    days on market $144,900 Active 54 DOM
14. 2026-06-02
    days on market $144,900 Active 53 DOM
15. 2026-06-01
    days on market $144,900 Active 52 DOM
16. 2026-05-31
    days on market $144,900 Active 51 DOM
17. 2026-05-30
    days on market $144,900 Active 50 DOM
18. 2026-04-10
    listed $149,900 Active 288-char remark

    Show marketing remark (288 chars)

    Freshly remodeled 2 bed 1 bath house nestled in a quiet setting, enjoy the open concept this home has to offer! Spend your evenings sitting on your covered front porch and a fully fenced front and back yard for your furry friends! Don't miss this great opportunity, schedule a tour today!

19. 2026-04-10
    listed $149,900 Active

    Show marketing remark (288 chars)

    Freshly remodeled 2 bed 1 bath house nestled in a quiet setting, enjoy the open concept this home has to offer! Spend your evenings sitting on your covered front porch and a fully fenced front and back yard for your furry friends! Don't miss this great opportunity, schedule a tour today!

20. 2016-10-17
    soldstatus
21. 2016-10-13
    soldstatus 439-char remark

    Show marketing remark (439 chars)

    Recently remodeled and ready for new owner. Freshly painted, new lighting and new laminate flooring throughout. Remodeled bath with double sink vanity, ceramic tiled floors and ceramic tile backsplash. Living room with wood burning fireplace. Large eat-in kitchen has new countertops and backsplash. Covered front porch. Fenced front yard and partial fenced backyard. Storage building with concrete pad. Goodman gas heater updated in 2014.

22. 2016-09-19
    listed $69,900 439-char remark

    Show marketing remark (439 chars)

    Recently remodeled and ready for new owner. Freshly painted, new lighting and new laminate flooring throughout. Remodeled bath with double sink vanity, ceramic tiled floors and ceramic tile backsplash. Living room with wood burning fireplace. Large eat-in kitchen has new countertops and backsplash. Covered front porch. Fenced front yard and partial fenced backyard. Storage building with concrete pad. Goodman gas heater updated in 2014.

23. 1969-02-03
    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: $439 · $37/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$966/yr (+$81/mo · 220.0%)

ⓘ 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: $14,856
• − Mortgage interest: −$8,117
• − Property taxes: −$439
• − Insurance: −$724
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$4,215
• Taxable loss: −$1,017
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $1,698/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

+114.4% since first listed

6 events — show timeline

• 2026-04-10 Listed $149,900 SOMO
• 2026-04-10 Listed $149,900 OGAR
• 2016-10-17 Sold (Public Records) — Public Records
• 2016-10-13 Sold (MLS) — OGAR
• 2016-09-19 Listed $69,900 OGAR
• 1969-02-03 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $439 · +12.8% YoY. Source: county tax records.