813 Lyon St · Carthage, MO 64836

$143,000

4 bd · 2.0 ba · 1,659 sqft · Other · 38 Days on market

Built 1880 6,098 sqft lot $86/sqft · 7% below area Est $154k · 7% under

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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 +20.9/30.0
• ARV discount +10.8/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• 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

Welcome to 813 Lyon St. , a charming 1.5-story home situated on a spacious corner lot! Offering 4 bedrooms, 2 bathrooms, and 1,659 square feet of living space. The kitchen features an abundance of cabinetry paired with granite countertops, providing plenty of storage and workspace. The primary bedroom is conveniently located on the main level and features charming built-in bookcases. Vinyl siding and vinyl windows offer low-maintenance living, while the spacious wraparound porch adds timeless curb appeal and the perfect spot to relax. Step outside to enjoy the brick patio area, ideal for entertaining or outdoor gatherings. Owner/agent.

Key facts

• Built-in bookcases
• Brick patio
• Granite countertops

Tags

• CORNER LOT
• ABUNDANCE OF CABINETRY
• GRANITE COUNTERTOPS
• BUILT-IN BOOKCASES
• WRAPAROUND PORCH
• BRICK PATIO

Property features AI

Exterior

• Parking: No dedicated parking
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Single family residence (freestanding)
• Construction: Vinyl siding; Stone foundation; Composition roof; Built area approximately 1,659 above grade
• Exterior features: Covered patio; Porch; Corner lot

Interior

• Kitchen: Electric range; Dishwasher; Disposal
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $143k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/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 $137k (4.5% below list).
• Recommended offer: $137k (4.5% 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: Mark Twain Elem. (math 44% / reading 44%, grade F, #413 of 1,115 statewide, top 42%, 166 students, 71% FRL); 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; 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 $989 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 1880 — 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 $136,555 (4.5% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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: 0.95% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $154,296
• List price: $143,000
• Delta: -7.32%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-10,600
• Equity at exit: $21,322

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $6,832
• Equity at exit: $12,364

Cash invested: $40,040 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$750
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $198

Break-even live

Break-even rent $1,115

Max offer price $143,000

Occupancy floor 80%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $143,000 Active 38 DOM
2. 2026-06-18
   days on market $143,000 Active 37 DOM
3. 2026-06-17
   days on market $143,000 Active 36 DOM
4. 2026-06-16
   days on market $143,000 Active 35 DOM
5. 2026-06-15
   days on market $143,000 Active 34 DOM
6. 2026-06-14
   remarks 668-char remark
7. 2026-06-14
   days on market $143,000 Active 32 DOM
8. 2026-06-13
   days on market $143,000 Active 31 DOM
9. 2026-06-10
   pricedays on market $143,000 Active 29 DOM
10. 2026-06-09
    days on market $149,900 Active 28 DOM

    Show marketing remark (643 chars)

    Welcome to 813 Lyon St. , a charming 1.5-story home situated on a spacious corner lot! Offering 4 bedrooms, 2 bathrooms, and 1,659 square feet of living space. The kitchen features an abundance of cabinetry paired with granite countertops, providing plenty of storage and workspace. The primary bedroom is conveniently located on the main level and features charming built-in bookcases. Vinyl siding and vinyl windows offer low-maintenance living, while the spacious wraparound porch adds timeless curb appeal and the perfect spot to relax. Step outside to enjoy the brick patio area, ideal for entertaining or outdoor gatherings. Owner/agent.

11. 2026-06-08
    days on market $149,900 Active 27 DOM
12. 2026-06-07
    days on market $149,900 Active 26 DOM
13. 2026-06-05
    days on market $149,900 Active 23 DOM
14. 2026-06-02
    days on market $149,900 Active 21 DOM
15. 2026-06-01
    days on market $149,900 Active 20 DOM
16. 2026-05-31
    days on market $149,900 Active 19 DOM
17. 2026-05-30
    days on market $149,900 Active 18 DOM
18. 2026-05-12
    listed $149,900 Active 643-char remark

    Show marketing remark (643 chars)

    Welcome to 813 Lyon St. , a charming 1.5-story home situated on a spacious corner lot! Offering 4 bedrooms, 2 bathrooms, and 1,659 square feet of living space. The kitchen features an abundance of cabinetry paired with granite countertops, providing plenty of storage and workspace. The primary bedroom is conveniently located on the main level and features charming built-in bookcases. Vinyl siding and vinyl windows offer low-maintenance living, while the spacious wraparound porch adds timeless curb appeal and the perfect spot to relax. Step outside to enjoy the brick patio area, ideal for entertaining or outdoor gatherings. Owner/agent.

19. 2026-05-12
    listed $149,900 Active 643-char remark

    Show marketing remark (643 chars)

    Welcome to 813 Lyon St. , a charming 1.5-story home situated on a spacious corner lot! Offering 4 bedrooms, 2 bathrooms, and 1,659 square feet of living space. The kitchen features an abundance of cabinetry paired with granite countertops, providing plenty of storage and workspace. The primary bedroom is conveniently located on the main level and features charming built-in bookcases. Vinyl siding and vinyl windows offer low-maintenance living, while the spacious wraparound porch adds timeless curb appeal and the perfect spot to relax. Step outside to enjoy the brick patio area, ideal for entertaining or outdoor gatherings. Owner/agent.

20. 2012-05-09
    soldstatus
21. 2008-11-05
    soldstatus
22. 2008-11-03
    soldstatus

    Show marketing remark (130 chars)

    Historical charm abounds throughout this 3 bed/ 2 bath home ! wrap-around porch, wood floors, newer kitchen, paint & carpet.

23. 2008-06-15
    listed $79,900

    Show marketing remark (130 chars)

    Historical charm abounds throughout this 3 bed/ 2 bath home ! wrap-around porch, wood floors, newer kitchen, paint & carpet.

24. 1997-08-22
    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: $854 · $71/mo
• Projected year-2 tax: $1,387 · $116/mo
• Expected delta: +$533/yr (+$44/mo · 62.4%)

ⓘ 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: $16,387
• − Mortgage interest: −$8,010
• − Property taxes: −$854
• − Insurance: −$715
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$4,160
• Taxable income: $25
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $2,371/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

+79.0% since first listed

9 events — show timeline

• 2026-06-09 Price Changed $143,000 OGAR
• 2026-06-09 Price Changed $143,000 SOMO
• 2026-05-12 Listed $149,900 SOMO
• 2026-05-12 Listed $149,900 OGAR
• 2012-05-09 Sold (Public Records) — Public Records
• 2008-11-05 Sold (Public Records) — Public Records
• 2008-11-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-06-15 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 1997-08-22 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $854 · +24.0% YoY. Source: county tax records.