723 S Indiana Ave · Joplin, MO 64801

$115,000

3 bd · 1.0 ba · 1,180 sqft · Other · 40 Days on market

Built 1928 6,534 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• 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

Welcome to this inviting 3-bedroom, 1-bathroom home that combines timeless charm with modern updates. Step onto the covered front porch -- perfect for enjoying a morning coffee or evening sunset -- and into a cozy living space highlighted by a warm, wood-burning fireplace and original hardwood floors that flow throughout the home. The spacious living room offers a comfortable setting for relaxing or entertaining, while the kitchen and dining areas provide plenty of potential to make the space your own. All three bedrooms are well-sized and filled with natural light. Out back, enjoy a shaded, fully fenced yard with mature trees offering privacy and a peaceful retreat. A storage shed provides extra room for tools and outdoor gear. Major updates have already been taken care of -- the roof and HVAC system were fully replaced just 3 years ago, giving you peace of mind for years to come. This home is full of character and ready for its next chapter. Don't miss your chance to make it yours! Agent/Owner

Key facts

• Covered front porch
• Storage shed
• Fully fenced yard

Tags

• COVERED FRONT PORCH
• WOOD BURNING FIREPLACE
• ORIGINAL HARDWOOD FLOORS
• FULLY FENCED YARD
• MATURE TREES
• STORAGE SHED

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public sewer
• Home design: Single family residence; Freestanding single-family property
• Exterior features: Chain link fence; Composition roof; Lot dimensions approximately 50 x 130

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central heating; Cooling available
• Interior features: Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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); South Middle (math 40% / reading 48%, grade D, #121 of 391 statewide, top 32%, 573 students, 47% FRL); Joplin High (math 32% / reading 46%, grade F, #287 of 521 statewide, top 55%, 2,233 students, 50% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 377 active listings in the ZIP; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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 1928 — 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 7.6

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,059
• Equity at exit: $17,147

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $25,959
• Equity at exit: $9,943

Cash invested: $32,200 (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 64801

• Rents YoY: 3.0%
• Active inventory: 377
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$603
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $311

Break-even live

Break-even rent $860

Max offer price $115,000

Occupancy floor 70%

Sensitivity live

Price	-10% $376	-5% $344	+0% $311	+5% $278	+10% $246
Rent	-10% $212	-5% $262	+0% $311	+5% $361	+10% $410
Rate	-1.0pp $369	-0.5pp $340	base $311	+0.5pp $281	+1.0pp $251

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1119 S Saint Louis Ave Joplin, MO	2.0	1.5	904	$1,100	$1.22	22d	1	0.53mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	22d	1	0.55mi
211 S Galena Ave Joplin, MO	3.0	2.0	1200	$1,550	$1.29	22d	1	0.57mi
1013 Broadway St Joplin, MO	3.0	1.0	917	$995	$1.09	22d	1	0.62mi
1715 Wisconsin Ave #2 Joplin, MO	2.0	2.0	1000	$900	$0.90	22d	1	0.75mi
101 N Main Street Rd Unit 1806 Joplin, MO	3.0	2.0	1386	$1,300	$0.94	22d	1	0.77mi
120 /122 S Pearl Ave #122 Joplin, MO	3.0	2.0	1200	$1,250	$1.04	22d	1	0.90mi
524 S Moffet Ave Joplin, MO	3.0	1.0	900	$855	$0.95	22d	1	0.93mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	22d	1	0.94mi
120 S Brownell Ave Joplin, MO	3.0	1.0	1092	$900	$0.82	22d	1	1.00mi
220 S Florida Ave Joplin, MO	3.0	2.0	1180	$1,400	$1.19	22d	1	1.01mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	22d	1	1.06mi
306 N Connor Ave Joplin, MO	2.0	1.0	1072	$1,000	$0.93	22d	1	1.30mi
2811 E 15th St Joplin, MO	3.0	1.5	1500	$1,500	$1.00	22d	1	1.34mi
2010 S Moffet Ave Joplin, MO	2.0	1.0	1000	$950	$0.95	22d	1	1.34mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	22d	1	1.36mi
1880 E Kensington St Joplin, MO	3.0	2.0	1036	$1,400	$1.35	22d	1	1.41mi
2901 E 15th St Joplin, MO	2.0	1.0	1035	$1,250	$1.21	22d	1	1.42mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	22d	1	1.48mi

Listing history 38 events

1. 2026-06-21
   days on market $115,000 Active 40 DOM
2. 2026-06-19
   days on market $115,000 Active 38 DOM
3. 2026-06-18
   days on market $115,000 Active 37 DOM
4. 2026-06-17
   days on market $115,000 Active 36 DOM
5. 2026-06-16
   days on market $115,000 Active 35 DOM
6. 2026-06-15
   days on market $115,000 Active 34 DOM
7. 2026-06-14
   days on market $115,000 Active 32 DOM
8. 2026-06-13
   days on market $115,000 Active 31 DOM
9. 2026-06-10
   pricedays on market $115,000 Active 29 DOM
10. 2026-06-09
    days on market $119,000 Active 28 DOM
11. 2026-06-08
    days on market $119,000 Active 27 DOM
12. 2026-06-07
    days on market $119,000 Active 26 DOM
13. 2026-06-05
    days on market $119,000 Active 23 DOM
14. 2026-06-03
    days on market $119,000 Active 22 DOM
15. 2026-06-02
    days on market $119,000 Active 21 DOM
16. 2026-06-01
    days on market $119,000 Active 20 DOM
17. 2026-05-31
    days on market $119,000 Active 19 DOM
18. 2026-05-30
    days on market $119,000 Active 18 DOM
19. 2026-05-12
    listed $119,000 Active 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to this inviting 3-bedroom, 1-bathroom home that combines timeless charm with modern updates. Step onto the covered front porch -- perfect for enjoying a morning coffee or evening sunset -- and into a cozy living space highlighted by a warm, wood-burning fireplace and original hardwood floors that flow throughout the home. The spacious living room offers a comfortable setting for relaxing or entertaining, while the kitchen and dining areas provide plenty of potential to make the space your own. All three bedrooms are well-sized and filled with natural light. Out back, enjoy a shaded, fully fenced yard with mature trees offering privacy and a peaceful retreat. A storage shed provides extra room for tools and outdoor gear. Major updates have already been taken care of -- the roof and HVAC system were fully replaced just 3 years ago, giving you peace of mind for years to come. This home is full of character and ready for its next chapter. Don't miss your chance to make it yours! Agent/Owner

20. 2026-05-12
    listed $119,000 Active

    Show marketing remark (1010 chars)

    Welcome to this inviting 3-bedroom, 1-bathroom home that combines timeless charm with modern updates. Step onto the covered front porch -- perfect for enjoying a morning coffee or evening sunset -- and into a cozy living space highlighted by a warm, wood-burning fireplace and original hardwood floors that flow throughout the home. The spacious living room offers a comfortable setting for relaxing or entertaining, while the kitchen and dining areas provide plenty of potential to make the space your own. All three bedrooms are well-sized and filled with natural light. Out back, enjoy a shaded, fully fenced yard with mature trees offering privacy and a peaceful retreat. A storage shed provides extra room for tools and outdoor gear. Major updates have already been taken care of -- the roof and HVAC system were fully replaced just 3 years ago, giving you peace of mind for years to come. This home is full of character and ready for its next chapter. Don't miss your chance to make it yours! Agent/Owner

21. 2026-03-17
    status Active
22. 2026-02-27
    status Pending
23. 2026-01-12
    price $124,000
24. 2026-01-12
    price $124,000
25. 2025-12-10
    price $129,000
26. 2025-12-10
    price $129,000
27. 2025-11-04
    listed $134,000 Active
28. 2025-11-03
    listed $134,000 Active
29. 2025-10-02
    price $134,000
30. 2025-10-02
    price $134,000
31. 2025-09-02
    price $139,000
32. 2025-09-02
    price $139,000
33. 2025-08-12
    listed $147,000 Active
34. 2025-08-12
    listed $147,000 Active
35. 2023-08-11
    soldstatus
36. 2018-10-25
    soldstatus
37. 2018-06-01
    listed $45,700
38. 2002-05-07
    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: $339 · $28/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$777/yr (+$65/mo · 229.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 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: $15,042
• − Mortgage interest: −$6,442
• − Property taxes: −$339
• − Insurance: −$575
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,345
• Taxable income: $1,934
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $3,268/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

+160.4% since first listed

20 events — show timeline

• 2026-05-12 Listed $119,000 OGAR
• 2026-05-12 Listed $119,000 SOMO
• 2026-03-17 Relisted — SOMO
• 2026-02-27 Pending — SOMO
• 2026-01-12 Price Changed $124,000 OGAR
• 2026-01-12 Price Changed $124,000 SOMO
• 2025-12-10 Price Changed $129,000 SOMO
• 2025-12-10 Price Changed $129,000 OGAR
• 2025-11-04 Listed $134,000 SOMO
• 2025-11-03 Listed $134,000 SOMO
• 2025-10-02 Price Changed $134,000 SOMO
• 2025-10-02 Price Changed $134,000 OGAR
• 2025-09-02 Price Changed $139,000 OGAR
• 2025-09-02 Price Changed $139,000 SOMO
• 2025-08-12 Listed $147,000 SOMO
• 2025-08-12 Listed $147,000 OGAR
• 2023-08-11 Sold (Public Records) — Public Records
• 2018-10-25 Sold (MLS) — OGAR
• 2018-06-01 Listed $45,700 OGAR
• 2002-05-07 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $339 · +12.7% YoY. Source: county tax records.