1135 Lyon St · Carthage, MO 64836

$72,660

4 bd · 2.0 ba · 2,300 sqft · Other · 93 Days on market

Built 1880 4,791 sqft lot $32/sqft · 65% below area ↓ 8% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Spacious four bedroom two bath home offering 2300 sq. ft. character and charm galore! Beautiful hardwoods, abundance of windows, unfinished basement great for storage. Two living areas, sunroom. walk in pantry, covered front porch, large back deck. Storage building and so much more to see!!! Call today!

Key facts

• Covered front porch
• Large back deck
• Unfinished basement

Tags

• UNFINISHED BASEMENT
• WALK IN PANTRY
• COVERED FRONT PORCH
• LARGE BACK DECK
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $73k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.

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: schools D-, amenities F, commute 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.
• 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 $502 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

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 $66,120 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.94% ✓
• Cap rate: 16.56%
• Cash-on-cash: 36.66%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (median comp): $209,399
• List price: $72,660
• Delta: -65.30%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.5%
• Equity multiple: 2.37×
• Total profit: $27,828
• Equity at exit: $10,834

10-year hold

• IRR: 39.5%
• Equity multiple: 4.70×
• Total profit: $75,263
• Equity at exit: $6,282

Cash invested: $20,345 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$381
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $622

Break-even live

Break-even rent $620

Max offer price $72,660

Occupancy floor 51%

Sensitivity live

Price	-10% $663	-5% $642	+0% $622	+5% $601	+10% $580
Rent	-10% $510	-5% $566	+0% $622	+5% $677	+10% $733
Rate	-1.0pp $658	-0.5pp $640	base $622	+0.5pp $603	+1.0pp $584

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: $18,165
• Closing costs: $2,180
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $72,660 Active 93 DOM
2. 2026-06-18
   days on market $72,660 Active 92 DOM
3. 2026-06-17
   days on market $72,660 Active 91 DOM
4. 2026-06-17
   price $72,660 Active 90 DOM
5. 2026-06-16
   days on market $79,580 Active 90 DOM
6. 2026-06-15
   days on market $79,580 Active 89 DOM
7. 2026-06-14
   days on market $79,580 Active 87 DOM
8. 2026-06-13
   days on market $79,580 Active 86 DOM
9. 2026-06-10
   days on market $79,580 Active 84 DOM
10. 2026-06-09
    days on market $79,580 Active 83 DOM
11. 2026-06-08
    days on market $79,580 Active 82 DOM
12. 2026-06-07
    days on market $79,580 Active 81 DOM
13. 2026-06-05
    days on market $79,580 Active 78 DOM
14. 2026-06-02
    days on market $79,580 Active 76 DOM
15. 2026-06-01
    days on market $79,580 Active 75 DOM
16. 2026-05-31
    days on market $79,580 Active 74 DOM
17. 2026-05-30
    days on market $79,580 Active 73 DOM
18. 2026-05-13
    price $79,580 304-char remark

    Show marketing remark (304 chars)

    Spacious four bedroom two bath home offering 2300 sq. ft. character and charm galore! Beautiful hardwoods, abundance of windows, unfinished basement great for storage. Two living areas, sunroom. walk in pantry, covered front porch, large back deck. Storage building and so much more to see!!! Call today!

19. 2026-03-18
    listed $86,500 Active 304-char remark

    Show marketing remark (304 chars)

    Spacious four bedroom two bath home offering 2300 sq. ft. character and charm galore! Beautiful hardwoods, abundance of windows, unfinished basement great for storage. Two living areas, sunroom. walk in pantry, covered front porch, large back deck. Storage building and so much more to see!!! Call today!

20. 2022-07-29
    soldstatus
21. 2003-05-14
    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: $943 · $79/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $16,883
• − Mortgage interest: −$4,070
• − Property taxes: −$943
• − Insurance: −$363
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$2,114
• Taxable income: $6,692
• Est. tax owed @ 24.0%: −$1,606
• After-tax cash flow: $5,853/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

-8.0% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $79,580 OGAR
• 2026-03-18 Listed $86,500 OGAR
• 2022-07-29 Sold (Public Records) — Public Records
• 2003-05-14 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $943 · +24.7% YoY. Source: county tax records.