1810 W 4th St · Joplin, MO 64801

$103,000

2 bd · 1.0 ba · 868 sqft · Other · 58 Days on market

Built 1959 6,098 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• 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

2 bed/1 bath with Detached garage. Wood floors - primary bedroom is nice size. Car detached garage access back yard only. Home & Garage need work.

Key facts

• Plenty of storage
• 6,098 sq ft lot
• Built 1959

Tags

• PRIVACY FENCED BACKYARD
• WELL EQUIPPED KITCHEN
• PLENTY OF STORAGE
• OUTDOOR ACTIVITIES SPACE

Property features AI

Finance

• Other: Data not provided
• Financial info: Data not provided
• HOA & community: Data not provided

Exterior

• Parking: Driveway
• Security: Data not provided
• Utilities: Cable available; Public sewer
• Home design: Single-family residence (freestanding); Residential property
• Construction: Wood siding and brick exterior; Shingle roof; Built year not provided
• Exterior features: Porch; Privacy fencing; Level topography; Lot dimensions approximately 45 x 140

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Data not provided
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central heating; Has cooling
• Interior features: Electric range; Refrigerator; No fireplace; Crawl space basement; 5 total rooms
• Laundry & utility: Data not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $103k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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); 377 active listings in the ZIP; 5 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 $712 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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.
• Current owner paid $58k; list at $103k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $99,910 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1959 — 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: 1.02% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 8.2

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,110
• Equity at exit: $15,358

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $14,511
• Equity at exit: $8,906

Cash invested: $28,840 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $215

Break-even live

Break-even rent $780

Max offer price $103,000

Occupancy floor 75%

Sensitivity live

Price	-10% $273	-5% $244	+0% $215	+5% $186	+10% $156
Rent	-10% $132	-5% $173	+0% $215	+5% $256	+10% $298
Rate	-1.0pp $267	-0.5pp $241	base $215	+0.5pp $188	+1.0pp $161

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 N Connor Ave Joplin, MO	2.0	1.0	1072	$1,000	$0.93	22d	1	0.78mi
1102 N Anderson Ave Joplin, MO	1.0	1.0	960	$1,400	$1.46	22d	1	0.85mi
524 S Moffet Ave Joplin, MO	3.0	1.0	900	$855	$0.95	22d	1	0.87mi
401 S Virginia Ave Unit 105 Joplin, MO	1.0	1.0	600	$1,200	$2.00	22d	1	1.27mi
1907 S Picher Ave Joplin, MO	2.0	1.0	1032	$900	$0.87	22d	1	1.29mi

Listing history 34 events

1. 2026-06-21
   days on market $103,000 Active 58 DOM
2. 2026-06-19
   days on market $103,000 Active 56 DOM
3. 2026-06-18
   days on market $103,000 Active 55 DOM
4. 2026-06-17
   days on market $103,000 Active 54 DOM
5. 2026-06-16
   days on market $103,000 Active 53 DOM
6. 2026-06-15
   days on market $103,000 Active 52 DOM
7. 2026-06-14
   days on market $103,000 Active 50 DOM
8. 2026-06-13
   days on market $103,000 Active 49 DOM
9. 2026-06-10
   days on market $103,000 Active 47 DOM
10. 2026-06-09
    days on market $103,000 Active 46 DOM
11. 2026-06-08
    days on market $103,000 Active 45 DOM
12. 2026-06-07
    pricedays on market $103,000 Active 44 DOM
13. 2026-06-05
    days on market $106,500 Active 41 DOM
14. 2026-06-03
    days on market $106,500 Active 40 DOM
15. 2026-06-02
    days on market $106,500 Active 39 DOM
16. 2026-06-01
    days on market $106,500 Active 38 DOM
17. 2026-05-31
    days on market $106,500 Active 37 DOM
18. 2026-05-30
    days on market $106,500 Active 36 DOM
19. 2026-04-24
    listed $106,500 Active
20. 2026-02-04
    price $110,000
21. 2024-01-05
    soldstatus $57,500 Closed 152-char remark

    Show marketing remark (152 chars)

    2 bed/1 bath with Detached garage. Wood floors - primary bedroom is nice size. Car detached garage access back yard only. Home & Garage need work.

22. 2024-01-05
    soldstatus Closed

    Show marketing remark (152 chars)

    2 bed/1 bath with Detached garage. Wood floors - primary bedroom is nice size. Car detached garage access back yard only. Home & Garage need work.

23. 2024-01-05
    soldstatus Closed

    Show marketing remark (152 chars)

    2 bed/1 bath with Detached garage. Wood floors - primary bedroom is nice size. Car detached garage access back yard only. Home & Garage need work.

24. 2023-12-07
    status Pending

    Show marketing remark (152 chars)

    2 bed/1 bath with Detached garage. Wood floors - primary bedroom is nice size. Car detached garage access back yard only. Home & Garage need work.

25. 2023-12-07
    status Pending 152-char remark

    Show marketing remark (152 chars)

    2 bed/1 bath with Detached garage. Wood floors - primary bedroom is nice size. Car detached garage access back yard only. Home & Garage need work.

26. 2023-12-07
    status Pending

    Show marketing remark (152 chars)

    2 bed/1 bath with Detached garage. Wood floors - primary bedroom is nice size. Car detached garage access back yard only. Home & Garage need work.

27. 2023-12-04
    listed $54,900 Active

    Show marketing remark (152 chars)

    2 bed/1 bath with Detached garage. Wood floors - primary bedroom is nice size. Car detached garage access back yard only. Home & Garage need work.

28. 2023-12-04
    listed $54,900 Active 152-char remark

    Show marketing remark (152 chars)

    2 bed/1 bath with Detached garage. Wood floors - primary bedroom is nice size. Car detached garage access back yard only. Home & Garage need work.

29. 2023-12-04
    listed $54,900 Active

    Show marketing remark (152 chars)

    2 bed/1 bath with Detached garage. Wood floors - primary bedroom is nice size. Car detached garage access back yard only. Home & Garage need work.

30. 2015-11-24
    soldstatus
31. 2015-05-13
    soldstatus
32. 2014-12-31
    listed $29,700
33. 2008-08-06
    soldstatus
34. 2000-05-31
    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: $397 · $33/mo
• Projected year-2 tax: $999 · $83/mo
• Expected delta: +$602/yr (+$50/mo · 151.7%)

ⓘ 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: $12,621
• − Mortgage interest: −$5,770
• − Property taxes: −$397
• − Insurance: −$515
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$2,996
• Taxable income: $924
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,355/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

+258.6% since first listed

16 events — show timeline

• 2026-04-24 Listed $106,500 OGAR
• 2026-02-04 Price Changed $110,000 OGAR
• 2024-01-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-01-05 Sold (MLS) — OGAR
• 2024-01-05 Sold (MLS) $57,500 NWARMLS
• 2023-12-07 Pending — OGAR
• 2023-12-07 Pending — NWARMLS
• 2023-12-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-12-04 Listed $54,900 OGAR
• 2023-12-04 Listed $54,900 Heartland MLS as Distributed by MLS Grid
• 2023-12-04 Listed $54,900 NWARMLS
• 2015-11-24 Sold (Public Records) — Public Records
• 2015-05-13 Sold (MLS) — OGAR
• 2014-12-31 Listed $29,700 OGAR
• 2008-08-06 Sold (Public Records) — Public Records
• 2000-05-31 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $397 · +15.1% YoY. Source: county tax records.