1731 Missouri Ave · Joplin, MO 64804

$65,000

3 bd · 2.0 ba · 1,664 sqft · Other public records · 7 Days on market

Built 1960 5,662 sqft lot

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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 +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

Great location!

Key facts

• Heated sunroom
• Fenced yard
• Covered patio

Tags

• CORNER LOT
• HARDWOOD FLOORS
• HEATED SUNROOM
• COVERED PATIO
• MATURE TREES
• FENCED YARD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Cable available; Public sewer
• Home design: Single-family residence (freestanding); Residential property
• Construction: Built with asbestos siding; Block foundation; Shingle roof
• Exterior features: Covered patio; Patio; Chain link fence; Privacy fence; Corner lot (50 x 120)

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Ceiling fan(s); Window unit(s)
• Interior features: Ceiling fans; Pantry; Walk-in closet(s); 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 21.0% 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: Dover Hill Elementary (351 students, 73% FRL); North Middle (math 26% / reading 35%, grade F, #283 of 391 statewide, top 74%, 517 students, 65% FRL) — zoned schools average 69% FRL vs 54% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+15.7%/yr); 353 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $65,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.37% ✓
• Cap rate: 21.04%
• Cash-on-cash: 52.67%
• DSCR: 3.34
• GRM: 3.5

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: 56.1%
• Equity multiple: 3.66×
• Total profit: $48,473
• Equity at exit: $9,692

10-year hold

• IRR: 62.9%
• Equity multiple: 8.95×
• Total profit: $144,728
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$341
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $799

Break-even live

Break-even rent $527

Max offer price $65,000

Occupancy floor 43%

Sensitivity live

Price	-10% $836	-5% $817	+0% $799	+5% $780	+10% $762
Rent	-10% $677	-5% $738	+0% $799	+5% $860	+10% $920
Rate	-1.0pp $832	-0.5pp $815	base $799	+0.5pp $782	+1.0pp $765

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	22d	1	0.23mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	22d	1	0.62mi
2517 Ohio Ave Joplin, MO	3.0	2.0	1503	$1,695	$1.13	22d	1	0.66mi
2226 S Moffet Ave Joplin, MO	4.0	2.0	1818	$1,600	$0.88	22d	1	0.78mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	22d	1	0.80mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	22d	1	0.88mi
2602 S Moffet Ave Joplin, MO	3.0	2.0	1214	$1,300	$1.07	22d	1	0.97mi
2114 S Patterson Ave Joplin, MO	3.0	2.0	1715	$1,700	$0.99	22d	1	1.09mi
2528 E 15th St Joplin, MO	3.0	2.5	1800	$2,750	$1.53	22d	1	1.17mi
211 S Galena Ave Joplin, MO	3.0	2.0	1200	$1,550	$1.29	22d	1	1.29mi
101 N Main Street Rd Unit 1806 Joplin, MO	3.0	2.0	1386	$1,300	$0.94	22d	1	1.33mi
120 /122 S Pearl Ave #122 Joplin, MO	3.0	2.0	1200	$1,250	$1.04	22d	1	1.34mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	22d	1	1.35mi
2811 E 15th St Joplin, MO	3.0	1.5	1500	$1,500	$1.00	22d	1	1.49mi

Listing history 7 events

1. 2026-06-19
   days on market $65,000 Active 7 DOM
2. 2026-06-18
   days on market $65,000 Active 6 DOM
3. 2026-06-17
   days on market $65,000 Active 5 DOM
4. 2026-06-16
   days on market $65,000 Active 4 DOM
5. 2026-06-15
   days on market $65,000 Active 3 DOM
6. 2026-06-13
   remarks 640-char remark
7. 2026-06-13
   listed $65,000 Active 1 DOM

ⓘ 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: $581 · $48/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$50/yr (+$4/mo · 8.6%)

ⓘ 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 (shaded) · 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: $18,458
• − Mortgage interest: −$3,641
• − Property taxes: −$581
• − Insurance: −$325
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$1,891
• Taxable income: $9,067
• Est. tax owed @ 24.0%: −$2,176
• After-tax cash flow: $7,409/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

+16.1% since first listed

6 events — show timeline

• 2026-06-12 Listed $65,000 OGAR
• 2017-10-13 Sold (Public Records) — Public Records
• 2017-10-13 Sold (MLS) — OGAR
• 2017-09-18 Listed $56,000 OGAR
• 2012-06-13 Sold (Public Records) — Public Records
• 1995-06-19 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $581 · +12.9% YoY. Source: county tax records.