2815 E 16th St · Joplin, MO 64804

$180,000

3 bd · 2.0 ba · 1,110 sqft · Other · 1 Days on market

Built 1954 8,700 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 +14.1/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All you need to do is move in! Completely rebuilt in 2012, 3 bedroom, 2 bath, split bedroom plan, . Spacious living area, eat-in kitchen, private master bedroom with it's own bathroom with walk-in shower. Privacy fenced backyard with storage building, storm shelter and poured concrete patio. Great central location.

Key facts

• 8,700 sq ft lot
• Parking
• Built 1954

Property features AI

Finance

• Other: Residential property

Exterior

• Parking: Attached carport for 2 cars; Additional 1-car carport
• Utilities: Public sewer
• Home design: Single-family residence (freestanding)
• Exterior features: Shingle roof; Lot dimensions approximately 58 x 150

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Has cooling
• Interior features: Laminate flooring; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $26 ($311/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 $138k (23.1% below list).
• Recommended offer: $138k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Joplin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Soaring Heights Elem. (math 17% / reading 22%, grade F, #941 of 1,115 statewide, top 86%, 407 students, 56% FRL); East Middle (math 22% / reading 40%, grade F, #279 of 391 statewide, top 72%, 597 students, 66% FRL); Joplin High (math 32% / reading 46%, grade F, #287 of 521 statewide, top 55%, 2,233 students, 50% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising fast (+15.7%/yr); 355 active listings in the ZIP; 10 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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

• Watch-outs: built in 1954 — 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 $138,422 (23.1% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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?
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: 0.77% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.8

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: -10.6%
• Equity multiple: 0.60×
• Total profit: $-20,289
• Equity at exit: $26,839

10-year hold

• IRR: 4.0%
• Equity multiple: 1.35×
• Total profit: $17,399
• Equity at exit: $15,563

Cash invested: $50,400 (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: 355
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$944
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $26

Break-even live

Break-even rent $1,351

Max offer price $180,000

Occupancy floor 93%

Sensitivity live

Price	-10% $128	-5% $77	+0% $26	+5% $-25	+10% $-76
Rent	-10% $-83	-5% $-29	+0% $26	+5% $81	+10% $135
Rate	-1.0pp $117	-0.5pp $72	base $26	+0.5pp $-21	+1.0pp $-68

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2811 E 15th St Joplin, MO	3.0	1.5	1500	$1,500	$1.00	23d	1	0.10mi
2901 E 15th St Joplin, MO	2.0	1.0	1035	$1,250	$1.21	23d	1	0.12mi
2301 Texas Ave #2 Joplin, MO	2.0	1.5	1000	$950	$0.95	23d	1	0.57mi
1119 S Saint Louis Ave Joplin, MO	2.0	1.5	904	$1,100	$1.22	23d	1	0.87mi
815 Greenwood Dr Joplin, MO	2.0	2.0	1250	$1,275	$1.02	23d	1	0.88mi
801 Greenwood Dr Joplin, MO	3.0	2.0	1050	$1,400	$1.33	23d	1	0.91mi
220 S Florida Ave Joplin, MO	3.0	2.0	1180	$1,400	$1.19	23d	1	1.14mi
1715 Wisconsin Ave #2 Joplin, MO	2.0	2.0	1000	$900	$0.90	23d	1	1.15mi
120 S Brownell Ave Joplin, MO	3.0	1.0	1092	$900	$0.82	23d	1	1.25mi
4025 Belle-Locke Pl Unit A Joplin, MO	2.0	1.0	800	$775	$0.97	45d	1	1.44mi

Listing history 12 events

1. 2026-05-27
   status Pending
2. 2026-05-27
   listed $180,000 Active
3. 2023-04-28
   soldstatus
4. 2021-08-12
   soldstatus
5. 2021-08-04
   soldstatus 316-char remark

   Show marketing remark (316 chars)

   All you need to do is move in! Completely rebuilt in 2012, 3 bedroom, 2 bath, split bedroom plan, . Spacious living area, eat-in kitchen, private master bedroom with it's own bathroom with walk-in shower. Privacy fenced backyard with storage building, storm shelter and poured concrete patio. Great central location.

6. 2021-06-18
   listed $129,900 316-char remark

   Show marketing remark (316 chars)

   All you need to do is move in! Completely rebuilt in 2012, 3 bedroom, 2 bath, split bedroom plan, . Spacious living area, eat-in kitchen, private master bedroom with it's own bathroom with walk-in shower. Privacy fenced backyard with storage building, storm shelter and poured concrete patio. Great central location.

7. 2017-06-30
   soldstatus
8. 2017-06-29
   soldstatus 546-char remark

   Show marketing remark (546 chars)

   Move right in! This completely updated 3 bedroom 2 bath home offers everything you could need. Enjoyable living room, great for entertaining! Eat-in kitchen with all new cabinets. All appliances included with home. Split floor plan with private master suite. Master with it's own bathroom and stand up shower. 2 more bedrooms and guest bathroom accompany this home. Private backyard with storage building and poured concrete patio. Home located on quiet street with newer homes all around. Central location, convenient to all Joplin has to offer!

9. 2017-04-17
   listed $84,900 546-char remark

   Show marketing remark (546 chars)

   Move right in! This completely updated 3 bedroom 2 bath home offers everything you could need. Enjoyable living room, great for entertaining! Eat-in kitchen with all new cabinets. All appliances included with home. Split floor plan with private master suite. Master with it's own bathroom and stand up shower. 2 more bedrooms and guest bathroom accompany this home. Private backyard with storage building and poured concrete patio. Home located on quiet street with newer homes all around. Central location, convenient to all Joplin has to offer!

10. 2013-09-11
    soldstatus
11. 2013-09-11
    soldstatus
12. 2002-04-15
    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: $584 · $49/mo
• Projected year-2 tax: $1,746 · $146/mo
• Expected delta: +$1,162/yr (+$97/mo · 199.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $16,611
• − Mortgage interest: −$10,083
• − Property taxes: −$584
• − Insurance: −$900
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$5,236
• Taxable loss: −$2,850
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $995/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

+112.0% since first listed

12 events — show timeline

• 2026-05-27 Pending — OGAR
• 2026-05-27 Listed $180,000 OGAR
• 2023-04-28 Sold (Public Records) — Public Records
• 2021-08-12 Sold (Public Records) — Public Records
• 2021-08-04 Sold (MLS) — OGAR
• 2021-06-18 Listed $129,900 OGAR
• 2017-06-30 Sold (Public Records) — Public Records
• 2017-06-29 Sold (MLS) — OGAR
• 2017-04-17 Listed $84,900 OGAR
• 2013-09-11 Sold (Public Records) — Public Records
• 2013-09-11 Sold (Public Records) — Public Records
• 2002-04-15 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $584 · +11.8% YoY. Source: county tax records.