702 Joplin St · Sarcoxie, MO 64862

$75,000

2 bd · 1.0 ba · 1,018 sqft · SingleFamily · 100 Days on market

Built 1895 Fair condition $74/sqft · 30% below area Est $108k · 30% under ↓ 12% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Amazing income potential on this cute Sarcoxie home, located on a huge . 39 acre corner lot! Long-term tenant with newer roof. Fenced yard, central heat and ac, and large lot where you could potentially build another home. Call today for a tour!

Key facts

• Fenced yard
• Newer roof
• Huge corner lot

Tags

• HUGE CORNER LOT
• NEWER ROOF
• FENCED YARD
• CENTRAL HEAT AND AC
• LARGE LOT

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$107,824) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#190 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime B+; Watch: employment D, schools D-, amenities F.
• Sarcoxie R-II (rural): math 30% / reading 32% proficiency, ranked #265 of 324 in MO (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 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

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1895 — 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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 1895 — 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. 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.
8. 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.
9. 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: 1.33% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $107,824
• List price: $75,000
• Delta: -30.44%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 Washington St	0.60mi	2/1.0	945 (-7%)	5mo	$39,900	$42	56
1315 Center St	0.60mi	2/1.0	1,120 (+10%)	21mo	$75,000	$67	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 3.77×
• Total profit: $58,166
• Equity at exit: $67,566

10-year hold

• IRR: 30.8%
• Equity multiple: 8.51×
• Total profit: $157,712
• Equity at exit: $145,709

Cash invested: $21,000 (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 64862

• Home prices YoY: 19.6%
• Active inventory: 20
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $272

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 68%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S 9th St #4 Sarcoxie, MO	3.0	2.0	1100	$1,000	$0.91	13d	1	0.27mi

Listing history 22 events

1. 2026-06-18
   days on market $75,000 Active 100 DOM
2. 2026-06-17
   days on market $75,000 Active 99 DOM
3. 2026-06-16
   days on market $75,000 Active 98 DOM
4. 2026-06-15
   days on market $75,000 Active 97 DOM
5. 2026-06-14
   days on market $75,000 Active 95 DOM
6. 2026-06-13
   days on market $75,000 Active 94 DOM
7. 2026-06-10
   days on market $75,000 Active 92 DOM
8. 2026-06-09
   days on market $75,000 Active 91 DOM
9. 2026-06-08
   days on market $75,000 Active 90 DOM
10. 2026-06-07
    days on market $75,000 Active 89 DOM
11. 2026-06-05
    days on market $75,000 Active 86 DOM
12. 2026-06-03
    days on market $75,000 Active 85 DOM
13. 2026-06-02
    days on market $75,000 Active 84 DOM
14. 2026-06-01
    days on market $75,000 Active 83 DOM
15. 2026-05-31
    days on market $75,000 Active 82 DOM
16. 2026-05-30
    days on market $75,000 Active 81 DOM
17. 2026-04-07
    price $75,000 245-char remark

    Show marketing remark (245 chars)

    Amazing income potential on this cute Sarcoxie home, located on a huge . 39 acre corner lot! Long-term tenant with newer roof. Fenced yard, central heat and ac, and large lot where you could potentially build another home. Call today for a tour!

18. 2026-03-10
    listed $79,900 Active 245-char remark

    Show marketing remark (245 chars)

    Amazing income potential on this cute Sarcoxie home, located on a huge . 39 acre corner lot! Long-term tenant with newer roof. Fenced yard, central heat and ac, and large lot where you could potentially build another home. Call today for a tour!

19. 2026-03-10
    listed $75,000 Active 245-char remark

    Show marketing remark (245 chars)

    Amazing income potential on this cute Sarcoxie home, located on a huge . 39 acre corner lot! Long-term tenant with newer roof. Fenced yard, central heat and ac, and large lot where you could potentially build another home. Call today for a tour!

20. 2025-10-13
    price $79,900
21. 2025-10-13
    price $79,900
22. 2025-09-08
    listed $85,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,182
• Taxable income: $2,197
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $2,733/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include updating the kitchen and bathrooms, and painting the interior walls.

Repairs flagged

• Moderate kitchen countertops — tile countertops need replacement
• Moderate bathroom fixtures — outdated fixtures need updating
• Moderate kitchen cabinetry — outdated cabinetry needs replacement

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace kitchen countertops — new countertops improve functionality and aesthetics
• Both update bathroom fixtures — new fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · tile countertops need replacement	Moderate	$3,000–15,000
bathroom fixtures · outdated fixtures need updating	Moderate	$3,000–15,000
kitchen cabinetry · outdated cabinetry needs replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen countertops — new countertops improve functionality and aesthetics ↑
• Both update bathroom fixtures — new fixtures enhance functionality and aesthetics ↑

ⓘ 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: Sarcoxie R-II
• NCES district ID: 2927540
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 32% ▼ -13.00%
• Median HH income: $38,365
• Composite: 25.92/100
• National rank: #7337
• State rank: #265 of 324 in MO

Livability — Sarcoxie

• Score: 68/100
• State rank: #190
• US rank: #9931

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D Housing B Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sarcoxie, MO
• Population (ZIP): 3,214

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 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: ▲ 46.24%
• Current HPI: 282.5337
• Rent YoY: —
• Metro: —
• 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

-11.8% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $75,000 SOMO
• 2026-03-10 Listed $79,900 SOMO
• 2026-03-10 Listed $75,000 OGAR
• 2025-10-13 Price Changed $79,900 SOMO
• 2025-10-13 Price Changed $79,900 OGAR
• 2025-09-08 Listed $85,000 SOMO