1823 S Murphy Ave · Joplin, MO 64804

$139,900

3 bd · 2.0 ba · 1,637 sqft · Other · 51 Days on market

Built 1925 6,098 sqft lot

---

Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in the early 1920's, this 3 bed/2 bath home is rich with character! Gorgeous original floors, paired beautifully with tall ceilings and open space that give each room an airy, gracious feel. Large living space tastefully painted is open to a dining space, leading to the kitchen with a new tin ceiling. Tucked in back is a large pantry area with laundry space attached. Upstairs, a tucked-away bedroom/bath combo creates the perfect private oasis--ideal for a serene primary suite, creative space, or quiet escape from the day. Make this home your next chapter!

Key facts

• Open space
• Original floors
• New tin ceiling

Tags

• ORIGINAL FLOORS
• TALL CEILINGS
• OPEN SPACE
• LARGE LIVING SPACE
• NEW TIN CEILING
• LARGE PANTRY AREA

Property features AI

Exterior

• Parking: Driveway parking; No garage
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; Freestanding structure
• Construction: Aluminum siding; Vinyl siding; Composition roof; Built above grade with finished living space
• Exterior features: Covered porch; Porch; Chain-link fence

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central heating; Has cooling
• Interior features: Electric range; Refrigerator; Unfinished basement; Washer; Dryer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 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; 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.12% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 7.5

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: 6.3%
• Equity multiple: 1.26×
• Total profit: $10,171
• Equity at exit: $20,860

10-year hold

• IRR: 19.5%
• Equity multiple: 2.99×
• Total profit: $77,946
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,562 high
• Mortgage (P&I): −$734
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $387

Break-even live

Break-even rent $1,072

Max offer price $139,900

Occupancy floor 70%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	21d	1	0.15mi
2226 S Moffet Ave Joplin, MO	4.0	2.0	1818	$1,600	$0.88	21d	1	0.42mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	21d	1	0.49mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	21d	1	0.51mi
2602 S Moffet Ave Joplin, MO	3.0	2.0	1214	$1,300	$1.07	21d	1	0.66mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	21d	1	0.71mi
2521 S Tyler Ave Joplin, MO	3.0	2.0	1500	$1,700	$1.13	21d	1	0.86mi
2515 S Willard Ave Joplin, MO	3.0	2.0	1500	$1,600	$1.07	21d	1	0.97mi
2002 W 11th St Joplin, MO	3.0	1.0	1200	$1,200	$1.00	21d	1	1.01mi
2517 Ohio Ave Joplin, MO	3.0	2.0	1503	$1,695	$1.13	21d	1	1.21mi
120 /122 S Pearl Ave #122 Joplin, MO	3.0	2.0	1200	$1,250	$1.04	21d	1	1.39mi

Listing history 34 events

1. 2026-06-19
   days on market $139,900 Active 51 DOM
2. 2026-06-18
   days on market $139,900 Active 50 DOM
3. 2026-06-17
   days on market $139,900 Active 49 DOM
4. 2026-06-16
   days on market $139,900 Active 48 DOM
5. 2026-06-15
   days on market $139,900 Active 47 DOM
6. 2026-06-14
   days on market $139,900 Active 45 DOM
7. 2026-06-13
   days on market $139,900 Active 44 DOM
8. 2026-06-10
   days on market $139,900 Active 42 DOM
9. 2026-06-09
   days on market $139,900 Active 41 DOM
10. 2026-06-08
    days on market $139,900 Active 40 DOM
11. 2026-06-07
    days on market $139,900 Active 39 DOM
12. 2026-06-05
    days on market $139,900 Active 36 DOM
13. 2026-06-03
    days on market $139,900 Active 35 DOM
14. 2026-06-02
    days on market $139,900 Active 34 DOM
15. 2026-06-01
    days on market $139,900 Active 33 DOM
16. 2026-05-31
    days on market $139,900 Active 32 DOM
17. 2026-05-30
    days on market $139,900 Active 31 DOM
18. 2026-05-15
    status Pending

    Show marketing remark (567 chars)

    Built in the early 1920's, this 3 bed/2 bath home is rich with character! Gorgeous original floors, paired beautifully with tall ceilings and open space that give each room an airy, gracious feel. Large living space tastefully painted is open to a dining space, leading to the kitchen with a new tin ceiling. Tucked in back is a large pantry area with laundry space attached. Upstairs, a tucked-away bedroom/bath combo creates the perfect private oasis--ideal for a serene primary suite, creative space, or quiet escape from the day. Make this home your next chapter!

19. 2026-05-15
    status Pending 567-char remark

    Show marketing remark (567 chars)

    Built in the early 1920's, this 3 bed/2 bath home is rich with character! Gorgeous original floors, paired beautifully with tall ceilings and open space that give each room an airy, gracious feel. Large living space tastefully painted is open to a dining space, leading to the kitchen with a new tin ceiling. Tucked in back is a large pantry area with laundry space attached. Upstairs, a tucked-away bedroom/bath combo creates the perfect private oasis--ideal for a serene primary suite, creative space, or quiet escape from the day. Make this home your next chapter!

20. 2026-04-26
    price $145,000 567-char remark

    Show marketing remark (567 chars)

    Built in the early 1920's, this 3 bed/2 bath home is rich with character! Gorgeous original floors, paired beautifully with tall ceilings and open space that give each room an airy, gracious feel. Large living space tastefully painted is open to a dining space, leading to the kitchen with a new tin ceiling. Tucked in back is a large pantry area with laundry space attached. Upstairs, a tucked-away bedroom/bath combo creates the perfect private oasis--ideal for a serene primary suite, creative space, or quiet escape from the day. Make this home your next chapter!

21. 2026-04-26
    price $145,000

    Show marketing remark (567 chars)

    Built in the early 1920's, this 3 bed/2 bath home is rich with character! Gorgeous original floors, paired beautifully with tall ceilings and open space that give each room an airy, gracious feel. Large living space tastefully painted is open to a dining space, leading to the kitchen with a new tin ceiling. Tucked in back is a large pantry area with laundry space attached. Upstairs, a tucked-away bedroom/bath combo creates the perfect private oasis--ideal for a serene primary suite, creative space, or quiet escape from the day. Make this home your next chapter!

22. 2026-04-16
    listed $150,000 Active 567-char remark

    Show marketing remark (567 chars)

    Built in the early 1920's, this 3 bed/2 bath home is rich with character! Gorgeous original floors, paired beautifully with tall ceilings and open space that give each room an airy, gracious feel. Large living space tastefully painted is open to a dining space, leading to the kitchen with a new tin ceiling. Tucked in back is a large pantry area with laundry space attached. Upstairs, a tucked-away bedroom/bath combo creates the perfect private oasis--ideal for a serene primary suite, creative space, or quiet escape from the day. Make this home your next chapter!

23. 2026-04-16
    listed $150,000 Active

    Show marketing remark (567 chars)

    Built in the early 1920's, this 3 bed/2 bath home is rich with character! Gorgeous original floors, paired beautifully with tall ceilings and open space that give each room an airy, gracious feel. Large living space tastefully painted is open to a dining space, leading to the kitchen with a new tin ceiling. Tucked in back is a large pantry area with laundry space attached. Upstairs, a tucked-away bedroom/bath combo creates the perfect private oasis--ideal for a serene primary suite, creative space, or quiet escape from the day. Make this home your next chapter!

24. 2026-03-17
    status Pending
25. 2026-02-03
    listed $150,000 Active
26. 2025-09-28
    soldstatus Closed
27. 2025-09-08
    soldstatus
28. 2025-08-04
    status Pending
29. 2025-08-02
    historical Active Under Contract
30. 2025-07-31
    listed $109,900 Active
31. 2020-11-30
    soldstatus
32. 2020-11-30
    soldstatus
33. 2020-09-13
    listed $87,000
34. 2004-03-23
    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: $662 · $55/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$695/yr (+$58/mo · 104.9%)

ⓘ 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: $18,744
• − Mortgage interest: −$7,837
• − Property taxes: −$662
• − Insurance: −$700
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$4,070
• Taxable income: $2,476
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $4,047/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

+66.7% since first listed

17 events — show timeline

• 2026-05-15 Pending — OGAR
• 2026-05-15 Pending — SOMO
• 2026-04-26 Price Changed $145,000 SOMO
• 2026-04-26 Price Changed $145,000 OGAR
• 2026-04-16 Listed $150,000 SOMO
• 2026-04-16 Listed $150,000 OGAR
• 2026-03-17 Pending — SOMO
• 2026-02-03 Listed $150,000 SOMO
• 2025-09-28 Sold (MLS) — OGAR
• 2025-09-08 Sold (Public Records) — Public Records
• 2025-08-04 Pending — OGAR
• 2025-08-02 Contingent — OGAR
• 2025-07-31 Listed $109,900 OGAR
• 2020-11-30 Sold (Public Records) — Public Records
• 2020-11-30 Sold (MLS) — OGAR
• 2020-09-13 Listed $87,000 OGAR
• 2004-03-23 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $662 · +13.0% YoY. Source: county tax records.