1531 W 17th St · Joplin, MO 64804

$179,999

3 bd · 2.0 ba · 1,188 sqft · Other · 38 Days on market

Built 1988 0.45 ac 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 +12.8/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable move-in ready house in the middle of Joplin! Roof is 2 years old! Freshly painted, 3 bedrooms, 2 full baths, skylight in the living room, open floor plan, walk-in pantry, screened-in back porch, fenced yard, newer heat and air unit.

Key facts

• Half acre in town
• Sky lights
• 0.45 acre lot

Tags

• KITCHEN FLOWING INTO DINING
• SKY LIGHTS
• HALF ACRE IN TOWN

Property features AI

Exterior

• Parking: 2-car attached garage; Driveway
• Utilities: Public sewer
• Home design: Single-family residence, freestanding
• Construction: Vinyl siding and brick exterior; Composition roof; Block foundation; Built as a residential single-family home
• Exterior features: Covered porch; Corner lot; Level topography

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Cooling
• Interior features: Pantry; Skylight(s)
• Laundry & utility: Washer; Dryer

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 $-18 ($-215/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (25.1% below list).
• Recommended offer: $135k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Cecil Floyd Elem. (math 28% / reading 33%, grade F, #806 of 1,115 statewide, top 72%, 497 students, 66% FRL); North Middle (math 26% / reading 35%, grade F, #283 of 391 statewide, top 74%, 517 students, 65% FRL).
• Market conditions: Rents rising fast (+15.7%/yr); 353 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• It's been on market 38 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $134,798 (25.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 11.1

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: -12.3%
• Equity multiple: 0.54×
• Total profit: $-23,266
• Equity at exit: $26,838

10-year hold

• IRR: 2.4%
• Equity multiple: 1.21×
• Total profit: $10,373
• 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: 353
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$944
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-18

Break-even live

Break-even rent $1,371

Max offer price $176,829

Occupancy floor 96%

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 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1907 S Picher Ave Joplin, MO	2.0	1.0	1032	$900	$0.87	21d	1	0.35mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	21d	1	0.53mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	21d	1	0.60mi
2002 W 11th St Joplin, MO	3.0	1.0	1200	$1,200	$1.00	21d	1	0.62mi
2010 S Moffet Ave Joplin, MO	2.0	1.0	1000	$950	$0.95	21d	1	0.69mi
2521 S Tyler Ave Joplin, MO	3.0	2.0	1500	$1,700	$1.13	21d	1	0.82mi
2515 S Willard Ave Joplin, MO	3.0	2.0	1500	$1,600	$1.07	21d	1	0.87mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	21d	1	0.90mi
2019 W 26th St Joplin, MO	2.0	2.0	1000	$1,100	$1.10	21d	1	0.91mi
2602 S Moffet Ave Joplin, MO	3.0	2.0	1214	$1,300	$1.07	21d	1	1.00mi
524 S Moffet Ave Joplin, MO	3.0	1.0	900	$855	$0.95	21d	1	1.05mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	21d	1	1.06mi
2830 S Pearl Ave Joplin, MO	2.0	2.0	1000	$1,200	$1.20	21d	1	1.26mi
120 /122 S Pearl Ave #122 Joplin, MO	3.0	2.0	1200	$1,250	$1.04	21d	1	1.36mi
306 N Connor Ave Joplin, MO	2.0	1.0	1072	$1,000	$0.93	21d	1	1.42mi
3117 S Wall Ave Joplin, MO	2.0	1.0	944	$1,095	$1.16	21d	1	1.50mi

Listing history 22 events

1. 2026-06-15
   status $179,999 Pending 38 DOM
2. 2026-06-15
   days on market $179,999 Active 38 DOM
3. 2026-06-14
   days on market $179,999 Active 36 DOM
4. 2026-06-13
   days on market $179,999 Active 35 DOM
5. 2026-06-10
   days on market $179,999 Active 33 DOM
6. 2026-06-09
   days on market $179,999 Active 32 DOM
7. 2026-06-08
   days on market $179,999 Active 31 DOM
8. 2026-06-07
   days on market $179,999 Active 30 DOM
9. 2026-06-05
   days on market $179,999 Active 27 DOM
10. 2026-06-03
    days on market $179,999 Active 26 DOM
11. 2026-06-02
    days on market $179,999 Active 25 DOM
12. 2026-06-01
    days on market $179,999 Active 24 DOM
13. 2026-05-31
    days on market $179,999 Active 23 DOM
14. 2026-05-30
    days on market $179,999 Active 22 DOM
15. 2026-05-08
    listed $189,999 Active
16. 2018-06-18
    soldstatus
17. 2018-06-15
    soldstatus 242-char remark

    Show marketing remark (241 chars)

    Adorable move-in ready house in the middle of Joplin! Roof is 2 years old! Freshly painted, 3 bedrooms, 2 full baths, skylight in the living room, open floor plan, walk-in pantry, screened-in back porch, fenced yard, newer heat and air unit.

18. 2018-06-15
    soldstatus 241-char remark

    Show marketing remark (241 chars)

    Adorable move-in ready house in the middle of Joplin! Roof is 2 years old! Freshly painted, 3 bedrooms, 2 full baths, skylight in the living room, open floor plan, walk-in pantry, screened-in back porch, fenced yard, newer heat and air unit.

19. 2018-04-20
    listed $91,000 242-char remark

    Show marketing remark (241 chars)

    Adorable move-in ready house in the middle of Joplin! Roof is 2 years old! Freshly painted, 3 bedrooms, 2 full baths, skylight in the living room, open floor plan, walk-in pantry, screened-in back porch, fenced yard, newer heat and air unit.

20. 2018-04-20
    listed $91,000 241-char remark

    Show marketing remark (241 chars)

    Adorable move-in ready house in the middle of Joplin! Roof is 2 years old! Freshly painted, 3 bedrooms, 2 full baths, skylight in the living room, open floor plan, walk-in pantry, screened-in back porch, fenced yard, newer heat and air unit.

21. 2009-04-16
    soldstatus
22. 1998-06-16
    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: $767 · $64/mo
• Projected year-2 tax: $1,746 · $145/mo
• Expected delta: +$979/yr (+$82/mo · 127.6%)

ⓘ 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 2/10 Low
• 🌡 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: $16,176
• − Mortgage interest: −$10,083
• − Property taxes: −$767
• − Insurance: −$900
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$5,236
• Taxable loss: −$3,398
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $600/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

+108.8% since first listed

8 events — show timeline

• 2026-05-08 Listed $189,999 OGAR
• 2018-06-18 Sold (Public Records) — Public Records
• 2018-06-15 Sold (MLS) — SOMO
• 2018-06-15 Sold (MLS) — OGAR
• 2018-04-20 Listed $91,000 SOMO
• 2018-04-20 Listed $91,000 OGAR
• 2009-04-16 Sold (Public Records) — Public Records
• 1998-06-16 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $767 · +8.5% YoY. Source: county tax records.