1228 Harrington Ave · Carthage, MO 64836

$114,500

3 bd · 1.0 ba · 1,165 sqft · Other public records · 3 Days on market

Built 1960 7,755 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• 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

This ''as is'' home has great potential with solid bones, offering 3 bedrooms plus a bonus den/family room, a one-car garage, storm shelter, and a back patio. Features include a newer roof, vinyl windows, and siding. Situated on a nice corner lot within walking distance of Columbian Elementary.

Key facts

• Vinyl windows
• Newer roof
• Storm shelter

Tags

• BONUS DEN
• STORM SHELTER
• BACK PATIO
• NEWER ROOF
• VINYL WINDOWS
• CORNER LOT

Property features AI

Finance

• Financial info: Tax annual amount available

Exterior

• Parking: 1-car attached garage; Driveway
• Utilities: Public sewer
• Home design: Single-family residence; Freestanding; Residential property
• Construction: Vinyl siding; Composition roof; Slab foundation; Built area above grade: 1,165
• Exterior features: Patio; Porch; Corner lot

Interior

• Kitchen: Electric range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Has cooling
• Interior features: Electric range; Refrigerator; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $114k.

Deal economics

• At list price, monthly cash flow is $136 ($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 $107k (6.7% below list).
• Recommended offer: $107k (6.7% 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: Columbian Elem. (math 22% / reading 22%, grade F, #910 of 1,115 statewide, top 83%, 379 students, 87% FRL); Carthage Jr. High (math 38% / reading 41%, grade F, #189 of 391 statewide, top 51%, 752 students, 64% FRL) — zoned schools average 76% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 195 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $792 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,833 (6.7% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
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: 0.93% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-9,909
• Equity at exit: $17,072

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $2,404
• Equity at exit: $9,900

Cash invested: $32,060 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$600
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $136

Break-even live

Break-even rent $896

Max offer price $114,500

Occupancy floor 82%

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1735 Hazel Ave Unit 2 Bed, 1 Bath Carthage, MO	2.0	1.0	795	$450	$0.57	21d	1	0.57mi

Listing history 9 events

1. 2026-06-01
   statusdays on market $114,500 Pending 3 DOM
2. 2026-05-31
   days on market $114,500 Active 2 DOM
3. 2026-05-27
   listed $114,500 Active

   Show marketing remark (295 chars)

   This ''as is'' home has great potential with solid bones, offering 3 bedrooms plus a bonus den/family room, a one-car garage, storm shelter, and a back patio. Features include a newer roof, vinyl windows, and siding. Situated on a nice corner lot within walking distance of Columbian Elementary.

4. 2026-05-27
   listed $114,500 Active 295-char remark

   Show marketing remark (295 chars)

   This ''as is'' home has great potential with solid bones, offering 3 bedrooms plus a bonus den/family room, a one-car garage, storm shelter, and a back patio. Features include a newer roof, vinyl windows, and siding. Situated on a nice corner lot within walking distance of Columbian Elementary.

5. 2014-10-06
   soldstatus
6. 2014-10-03
   soldstatus 171-char remark

   Show marketing remark (171 chars)

   Well maintained home on corner lot. 3 bedrooms, 2 living areas. Remodeled family room & 3rd bedroom, CH & A serviced yearly. No steps. New carpet in 3rd bedroom.

7. 2014-08-28
   listed $69,900 171-char remark

   Show marketing remark (171 chars)

   Well maintained home on corner lot. 3 bedrooms, 2 living areas. Remodeled family room & 3rd bedroom, CH & A serviced yearly. No steps. New carpet in 3rd bedroom.

8. 2010-04-01
   soldstatus
9. 2001-08-03
   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: $715 · $60/mo
• Projected year-2 tax: $1,111 · $93/mo
• Expected delta: +$396/yr (+$33/mo · 55.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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: $12,820
• − Mortgage interest: −$6,414
• − Property taxes: −$715
• − Insurance: −$572
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$3,331
• Taxable loss: −$263
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $1,698/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

+63.8% since first listed

7 events — show timeline

• 2026-05-27 Listed $114,500 SOMO
• 2026-05-27 Listed $114,500 OGAR
• 2014-10-06 Sold (Public Records) — Public Records
• 2014-10-03 Sold (MLS) — OGAR
• 2014-08-28 Listed $69,900 OGAR
• 2010-04-01 Sold (Public Records) — Public Records
• 2001-08-03 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $715 · +23.0% YoY. Source: county tax records.