2912 E 9th St · Joplin, MO 64801

$87,000

2 bd · 1.0 ba · 984 sqft · Other · 24 Days on market

Built 1940 4,848 sqft lot

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Why this score? — see what drove the B- 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 +29.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

Come see this adorable 2 bed 1 bath home today! With great investment potential or the potential to be a lovely starter home, the possibilities on this conveniently located home are endless! The cute front porch would be a perfect place to enjoy the spring and fall mornings or evenings, and the one car garage adds even more convenience! With close proximity to Schools and Rangeline, this home has tons of potential! Previously a rental property, there is plenty of investment potential here too!

Key facts

• 4,848 sq ft lot
• Garage
• Built 1940

Tags

• PRIME JOPLIN LOCATION
• WALKING DISTANCE TO SHOPPING
• WALKING DISTANCE TO DINING
• LARGE COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $87k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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); 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).
• Market conditions: Rents rising (+3.0%/yr); 378 active listings in the ZIP; 12 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 $601 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 1940 — 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 $85,695 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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: 1.24% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.42%
• DSCR: 1.69
• GRM: 6.7

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $5,765
• Equity at exit: $12,972

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $30,381
• Equity at exit: $7,522

Cash invested: $24,360 (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: 378
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,077 high
• Mortgage (P&I): −$456
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $313

Break-even live

Break-even rent $680

Max offer price $87,000

Occupancy floor 66%

Sensitivity live

Price	-10% $362	-5% $338	+0% $313	+5% $288	+10% $264
Rent	-10% $228	-5% $271	+0% $313	+5% $356	+10% $398
Rate	-1.0pp $357	-0.5pp $335	base $313	+0.5pp $291	+1.0pp $268

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2901 E 15th St Joplin, MO	2.0	1.0	1035	$1,250	$1.21	22d	1	0.39mi
801 Greenwood Dr Joplin, MO	3.0	2.0	1050	$1,400	$1.33	22d	1	0.54mi
120 S Brownell Ave Joplin, MO	3.0	1.0	1092	$900	$0.82	22d	1	0.85mi
1119 S Saint Louis Ave Joplin, MO	2.0	1.5	904	$1,100	$1.22	22d	1	0.89mi
2301 Texas Ave #2 Joplin, MO	2.0	1.5	1000	$950	$0.95	22d	1	1.07mi
3430 Newman Rd Apt 105 Joplin, MO	2.0	2.0	943	$875	$0.93	22d	1	1.26mi
3514 Newman Rd Apt 104 Joplin, MO	2.0	2.0	855	$875	$1.02	22d	1	1.26mi
3440 Newman Rd Unit 305 Joplin, MO	2.0	2.0	943	$875	$0.93	22d	1	1.28mi
3508 Newman Rd Apt 207 Joplin, MO	1.0	1.0	592	$775	$1.31	22d	1	1.29mi
1715 Wisconsin Ave #2 Joplin, MO	2.0	2.0	1000	$900	$0.90	22d	1	1.37mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	22d	1	1.47mi
3502 Newman Rd Joplin, MO	1.0–3.0	1.0–2.0	850	$875	$1.03	22d	1	1.50mi

Listing history 14 events

1. 2026-04-13
   status Pending
2. 2026-03-20
   listed $87,000 Active
3. 2023-09-25
   soldstatus
4. 2023-09-22
   soldstatus Closed 498-char remark

   Show marketing remark (498 chars)

   Come see this adorable 2 bed 1 bath home today! With great investment potential or the potential to be a lovely starter home, the possibilities on this conveniently located home are endless! The cute front porch would be a perfect place to enjoy the spring and fall mornings or evenings, and the one car garage adds even more convenience! With close proximity to Schools and Rangeline, this home has tons of potential! Previously a rental property, there is plenty of investment potential here too!

5. 2023-09-22
   soldstatus Closed 498-char remark

   Show marketing remark (498 chars)

   Come see this adorable 2 bed 1 bath home today! With great investment potential or the potential to be a lovely starter home, the possibilities on this conveniently located home are endless! The cute front porch would be a perfect place to enjoy the spring and fall mornings or evenings, and the one car garage adds even more convenience! With close proximity to Schools and Rangeline, this home has tons of potential! Previously a rental property, there is plenty of investment potential here too!

6. 2023-08-28
   status Pending 498-char remark

   Show marketing remark (498 chars)

   Come see this adorable 2 bed 1 bath home today! With great investment potential or the potential to be a lovely starter home, the possibilities on this conveniently located home are endless! The cute front porch would be a perfect place to enjoy the spring and fall mornings or evenings, and the one car garage adds even more convenience! With close proximity to Schools and Rangeline, this home has tons of potential! Previously a rental property, there is plenty of investment potential here too!

7. 2023-08-28
   status Pending 498-char remark

   Show marketing remark (498 chars)

   Come see this adorable 2 bed 1 bath home today! With great investment potential or the potential to be a lovely starter home, the possibilities on this conveniently located home are endless! The cute front porch would be a perfect place to enjoy the spring and fall mornings or evenings, and the one car garage adds even more convenience! With close proximity to Schools and Rangeline, this home has tons of potential! Previously a rental property, there is plenty of investment potential here too!

8. 2023-08-25
   status Active 498-char remark

   Show marketing remark (498 chars)

   Come see this adorable 2 bed 1 bath home today! With great investment potential or the potential to be a lovely starter home, the possibilities on this conveniently located home are endless! The cute front porch would be a perfect place to enjoy the spring and fall mornings or evenings, and the one car garage adds even more convenience! With close proximity to Schools and Rangeline, this home has tons of potential! Previously a rental property, there is plenty of investment potential here too!

9. 2023-08-25
   price $69,999 498-char remark

   Show marketing remark (498 chars)

   Come see this adorable 2 bed 1 bath home today! With great investment potential or the potential to be a lovely starter home, the possibilities on this conveniently located home are endless! The cute front porch would be a perfect place to enjoy the spring and fall mornings or evenings, and the one car garage adds even more convenience! With close proximity to Schools and Rangeline, this home has tons of potential! Previously a rental property, there is plenty of investment potential here too!

10. 2023-08-25
    price $69,999 498-char remark

    Show marketing remark (498 chars)

    Come see this adorable 2 bed 1 bath home today! With great investment potential or the potential to be a lovely starter home, the possibilities on this conveniently located home are endless! The cute front porch would be a perfect place to enjoy the spring and fall mornings or evenings, and the one car garage adds even more convenience! With close proximity to Schools and Rangeline, this home has tons of potential! Previously a rental property, there is plenty of investment potential here too!

11. 2023-08-17
    historical 498-char remark

    Show marketing remark (498 chars)

    Come see this adorable 2 bed 1 bath home today! With great investment potential or the potential to be a lovely starter home, the possibilities on this conveniently located home are endless! The cute front porch would be a perfect place to enjoy the spring and fall mornings or evenings, and the one car garage adds even more convenience! With close proximity to Schools and Rangeline, this home has tons of potential! Previously a rental property, there is plenty of investment potential here too!

12. 2023-08-10
    listed $75,000 Active 498-char remark

    Show marketing remark (498 chars)

    Come see this adorable 2 bed 1 bath home today! With great investment potential or the potential to be a lovely starter home, the possibilities on this conveniently located home are endless! The cute front porch would be a perfect place to enjoy the spring and fall mornings or evenings, and the one car garage adds even more convenience! With close proximity to Schools and Rangeline, this home has tons of potential! Previously a rental property, there is plenty of investment potential here too!

13. 2023-08-10
    listed $75,000 Active 498-char remark

    Show marketing remark (498 chars)

    Come see this adorable 2 bed 1 bath home today! With great investment potential or the potential to be a lovely starter home, the possibilities on this conveniently located home are endless! The cute front porch would be a perfect place to enjoy the spring and fall mornings or evenings, and the one car garage adds even more convenience! With close proximity to Schools and Rangeline, this home has tons of potential! Previously a rental property, there is plenty of investment potential here too!

14. 2000-03-24
    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: $539 · $45/mo
• Projected year-2 tax: $844 · $70/mo
• Expected delta: +$305/yr (+$25/mo · 56.5%)

ⓘ 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 ≥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: $12,919
• − Mortgage interest: −$4,873
• − Property taxes: −$539
• − Insurance: −$435
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$2,531
• Taxable income: $2,473
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $3,163/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

+16.0% since first listed

14 events — show timeline

• 2026-04-13 Pending — OGAR
• 2026-03-20 Listed $87,000 OGAR
• 2023-09-25 Sold (Public Records) — Public Records
• 2023-09-22 Sold (MLS) — OGAR
• 2023-09-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-08-28 Pending — OGAR
• 2023-08-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-08-25 Relisted — OGAR
• 2023-08-25 Price Changed $69,999 OGAR
• 2023-08-25 Price Changed $69,999 Heartland MLS as Distributed by MLS Grid
• 2023-08-17 Delisted — OGAR
• 2023-08-10 Listed $75,000 OGAR
• 2023-08-10 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2000-03-24 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $539 · +47.5% YoY. Source: county tax records.