1131 Lyon St · Carthage, MO 64836

$95,000

2 bd · 2.0 ba · 1,060 sqft · Other · 43 Days on market

Built 1900 6,098 sqft lot $90/sqft · 15% below area Est $112k · 15% under ↓ 14% since listing

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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 +20.0/30.0
• ARV discount +14.4/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 2 bath home centrally located in Carthage MO. In need of a new owner with a vision to bring it back to life. Nice covered porch, formal dining room, . located close to the town square. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer
• Home design: Single-family residence (freestanding); Residential property
• Construction: Composition roof
• Exterior features: Covered porch/patio

Interior

• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Cooling present
• Interior features: 6 total rooms; Carpet, laminate and vinyl floors; Central heating and cooling

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $116 ($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 $89k (6.0% below list).
• Recommended offer: $89k (6.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#131 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment F.
• Carthage R-IX (town): math 37% / reading 39% proficiency, ranked #183 of 324 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carthage Jr. High (math 38% / reading 41%, grade F, #189 of 391 statewide, top 51%, 752 students, 64% FRL).
• Market conditions: 195 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $89,325 (6.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1900 — 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. 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: 0.94% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (median comp): $112,143
• List price: $95,000
• Delta: -15.29%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-8,049
• Equity at exit: $14,165

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $2,373
• Equity at exit: $8,214

Cash invested: $26,600 (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 64836

• Home prices YoY: -18.2%
• Active inventory: 195
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $893 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $116

Break-even live

Break-even rent $747

Max offer price $95,000

Occupancy floor 82%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1735 Hazel Ave Unit 2 Bed, 1 Bath Carthage, MO	2.0	1.0	795	$450	$0.57	21d	1	0.81mi

Listing history 21 events

1. 2026-06-19
   days on market $95,000 Active 43 DOM
2. 2026-06-18
   days on market $95,000 Active 42 DOM
3. 2026-06-17
   days on market $95,000 Active 41 DOM
4. 2026-06-16
   days on market $95,000 Active 40 DOM
5. 2026-06-15
   days on market $95,000 Active 39 DOM
6. 2026-06-14
   days on market $95,000 Active 37 DOM
7. 2026-06-13
   days on market $95,000 Active 36 DOM
8. 2026-06-10
   pricedays on market $95,000 Active 34 DOM
9. 2026-06-09
   days on market $100,000 Active 33 DOM

   Show marketing remark (450 chars)

   2 bedroom 2 bath home centrally located in Carthage MO. In need of a new owner with a vision to bring it back to life. Nice covered porch, formal dining room, . located close to the town square. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

10. 2026-06-08
    days on market $100,000 Active 32 DOM
11. 2026-06-07
    days on market $100,000 Active 31 DOM
12. 2026-06-05
    days on market $100,000 Active 28 DOM
13. 2026-06-02
    days on market $100,000 Active 26 DOM
14. 2026-06-01
    days on market $100,000 Active 25 DOM
15. 2026-05-31
    days on market $100,000 Active 24 DOM
16. 2026-05-30
    days on market $100,000 Active 23 DOM
17. 2026-05-06
    listed $100,000 Active 451-char remark

    Show marketing remark (450 chars)

    2 bedroom 2 bath home centrally located in Carthage MO. In need of a new owner with a vision to bring it back to life. Nice covered porch, formal dining room, . located close to the town square. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

18. 2026-05-06
    listed $100,000 Active 450-char remark

    Show marketing remark (450 chars)

    2 bedroom 2 bath home centrally located in Carthage MO. In need of a new owner with a vision to bring it back to life. Nice covered porch, formal dining room, . located close to the town square. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

19. 2025-12-17
    listed $110,000 Active
20. 2025-10-22
    listed $110,000 Active
21. 1986-02-25
    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: $626 · $52/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$296/yr (+$25/mo · 47.3%)

ⓘ 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 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: $10,719
• − Mortgage interest: −$5,321
• − Property taxes: −$626
• − Insurance: −$475
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$2,764
• Taxable loss: −$182
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $1,433/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: Carthage R-IX
• NCES district ID: 2907460
• Math proficiency: 37% ▲ 3.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $39,696
• Composite: 31.85/100
• National rank: #5874
• State rank: #183 of 324 in MO

Livability — Carthage

• Score: 70/100
• State rank: #131
• US rank: #7646

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A+ Health & safety A User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carthage, MO
• County: Jasper County · 79,035 people
• City population: 26,562
• Metro: Joplin, MO
• Population (ZIP): 26,562
• Household income: $61,335
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 800.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 82% English-only · Spanish 18%

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: ▼ -55.61%
• Current HPI: 250.499
• Rent YoY: —
• 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

-13.6% since first listed

7 events — show timeline

• 2026-06-09 Price Changed $95,000 SOMO
• 2026-06-09 Price Changed $95,000 OGAR
• 2026-05-06 Listed $100,000 OGAR
• 2026-05-06 Listed $100,000 SOMO
• 2025-12-17 Listed $110,000 SOMO
• 2025-10-22 Listed $110,000 SOMO
• 1986-02-25 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $626 · +23.9% YoY. Source: county tax records.