2705 Virginia · Joplin, MO 64804

$109,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily · 84 Days on market

Built 1962 Poor condition 6,534 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Here's a nice investment opportunity right next to a park! This home boasts 3 bedrooms, 2 full bathrooms, 1500+ sq ft, with an attached car port. You could renovate this to be a single family residence or could convert this to be a duplex pretty easily as it already has 2 kitchens. It needs love, vision, and some elbow grease but with updated electrical and a newer roof, this would shine up nicely for anyone's portfolio.

Key facts

• Updated electrical
• Next to a park
• 2 kitchens

Tags

• INVESTMENT OPPORTUNITY
• NEXT TO A PARK
• 2 KITCHENS
• UPDATED ELECTRICAL
• NEWER ROOF

Property features AI

Exterior

• Parking: 2-car attached carport
• Utilities: Public sewer
• Home design: Single-family residence, freestanding
• Construction: Wood siding; Block foundation; Shingle roof; Built as residential single-family home
• Exterior features: No fencing; Lot roughly 56 x 120

Interior

• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; No cooling reported
• Interior features: Wood flooring; No fireplace reported; Total of 7 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: Irving Elementary (math 29% / reading 30%, grade F, #813 of 1,115 statewide, top 75%, 527 students, 67% FRL); South Middle (math 40% / reading 48%, grade D, #121 of 391 statewide, top 32%, 573 students, 47% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising fast (+15.7%/yr); 355 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.43% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.73%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $223,776
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3105 S Pennsylvania Ave	0.28mi	3/1.5	1,383 (-8%)	16mo	$134,000	$97	57
1905 Virginia Ave	0.72mi	3/2.5	1,379 (-9%)	6mo	$204,000	$148	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.69×
• Total profit: $20,929
• Equity at exit: $16,252

10-year hold

• IRR: 28.1%
• Equity multiple: 4.11×
• Total profit: $94,830
• Equity at exit: $9,424

Cash invested: $30,520 (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: 355
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $476

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 64%

Sensitivity live

Price	-10% $552	-5% $514	+0% $476	+5% $439	+10% $401
Rent	-10% $353	-5% $415	+0% $476	+5% $538	+10% $599
Rate	-1.0pp $531	-0.5pp $504	base $476	+0.5pp $448	+1.0pp $419

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 S Moffet Ave Joplin, MO	3.0	2.0	1214	$1,300	$1.07	22d	1	0.39mi
2517 Ohio Ave Joplin, MO	3.0	2.0	1503	$1,695	$1.13	22d	1	0.49mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	22d	1	0.51mi
2226 S Moffet Ave Joplin, MO	4.0	2.0	1818	$1,600	$0.88	22d	1	0.55mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	22d	1	0.80mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	22d	1	0.82mi
103 W 41st St Joplin, MO	2.0	2.5	1340	$1,395	$1.04	22d	1	1.08mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	22d	1	1.25mi
2521 S Tyler Ave Joplin, MO	3.0	2.0	1500	$1,700	$1.13	22d	1	1.29mi
2515 S Willard Ave Joplin, MO	3.0	2.0	1500	$1,600	$1.07	22d	1	1.46mi
2114 S Patterson Ave Joplin, MO	3.0	2.0	1715	$1,700	$0.99	22d	1	1.46mi

Listing history 11 events

1. 2026-06-10
   status $109,000 Pending 84 DOM
2. 2026-06-09
   days on market $109,000 Active 84 DOM
3. 2026-06-08
   days on market $109,000 Active 83 DOM
4. 2026-06-07
   days on market $109,000 Active 82 DOM
5. 2026-06-05
   days on market $109,000 Active 79 DOM
6. 2026-06-03
   days on market $109,000 Active 78 DOM
7. 2026-06-02
   days on market $109,000 Active 77 DOM
8. 2026-06-01
   days on market $109,000 Active 76 DOM
9. 2026-05-31
   days on market $109,000 Active 75 DOM
10. 2026-05-30
    days on market $109,000 Active 74 DOM
11. 2026-03-17
    listed $109,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,679
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$3,171
• Taxable income: $4,233
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $4,701/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations, including a new roof, kitchen and bathroom updates, and exterior landscaping. It presents a significant investment opportunity with the potential for substantial value appreciation.

Repairs flagged

• Major kitchen floor — tile flooring in poor condition
• Major bathroom fixtures — pink fixtures in poor condition
• Major roof — visible wear
• Major exterior — dirt and debris around the house
• Major flooring — wood flooring in need of refinishing
• Major interior walls — paint peeling
• Major windows — old, possibly single-pane windows
• Major foundation — visible cracks in the foundation
• Major HVAC/mechanicals — outdated and possibly non-functional units
• Major landscaping — bare yard with no landscaping

Value-add opportunities

• Resale new kitchen cabinets and flooring — modernizing the kitchen would attract more buyers
• Resale new bathroom fixtures and flooring — modernizing the bathroom would attract more buyers
• Resale new roof — a new roof would significantly increase the home's value
• Both exterior landscaping — improving the yard would increase both resale and rental value
• Both HVAC system — upgrading the HVAC system would improve comfort and energy efficiency
• Both painting interior walls — painting the interior walls would improve the home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen floor · tile flooring in poor condition	Major	$15,000–50,000
bathroom fixtures · pink fixtures in poor condition	Major	$15,000–50,000
roof · visible wear	Major	$15,000–50,000
exterior · dirt and debris around the house	Major	$15,000–50,000
flooring · wood flooring in need of refinishing	Major	$15,000–50,000
interior walls · paint peeling	Major	$15,000–50,000
windows · old, possibly single-pane windows	Major	$15,000–50,000
foundation · visible cracks in the foundation	Major	$15,000–50,000
HVAC/mechanicals · outdated and possibly non-functional units	Major	$15,000–50,000
landscaping · bare yard with no landscaping	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale new kitchen cabinets and flooring — modernizing the kitchen would attract more buyers ↑
• Resale new bathroom fixtures and flooring — modernizing the bathroom would attract more buyers ↑
• Resale new roof — a new roof would significantly increase the home's value ↑
• Both exterior landscaping — improving the yard would increase both resale and rental value ↑
• Both HVAC system — upgrading the HVAC system would improve comfort and energy efficiency ↑
• Both painting interior walls — painting the interior walls would improve the home's appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-17 Listed $109,000 OGAR