624 Patterson St · Duenweg, MO 64841

$139,900

2 bd · 1.0 ba · 1,100 sqft · SingleFamily · 27 Days on market

Good condition 6,098 sqft lot Est $147k · 5% under

---

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 +19.9/30.0
• ARV discount +9.8/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Newly remodeled home in a nice area. Recently replaced roof, windows replaced, kitchen remodeled and new bath fixtures. The two car garage is a huge BONUS. The home is well located being close enough to town to shop, but still in walking distance to the local park. This home has that small town vibe you want!

Key facts

• Kitchen remodeled
• Replaced roof
• Windows replaced

Tags

• REMODELED HOME
• REPLACED ROOF
• WINDOWS REPLACED
• KITCHEN REMODELED
• NEW BATH FIXTURES
• WALKING DISTANCE TO LOCAL PARK

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage; Garage on property
• Security:
• Utilities: Public water; Public sewer
• Home design: Single family residence (Residential); Bungalow floor plan; 1 story (above-grade living area recorded)
• Construction: Vinyl siding; Composition roof
• Exterior features: Metal fencing; Public road maintenance

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Thermal windows; Kit/dining combo; Crawl space basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#377 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment 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: Joplin High (math 32% / reading 46%, grade F, #287 of 521 statewide, top 55%, 2,233 students, 50% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 66 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($967 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $137,801 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $147,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Kimberly St	0.17mi	3/1.0 (+1)	1,151 (+5%)	4mo	$154,500	$134	76
803 Dutch St	0.14mi	3/1.0 (+1)	1,128 (+2%)	11mo	$92,500	$82	75

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.71×
• Total profit: $27,719
• Equity at exit: $62,905

10-year hold

• IRR: 14.4%
• Equity multiple: 3.13×
• Total profit: $83,530
• Equity at exit: $96,944

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 64841

• Active inventory: 66
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $170

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 83%

Sensitivity live

Price	-10% $267	-5% $219	+0% $170	+5% $122	+10% $74
Rent	-10% $57	-5% $113	+0% $170	+5% $227	+10% $284
Rate	-1.0pp $241	-0.5pp $206	base $170	+0.5pp $134	+1.0pp $97

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 Alex Jordan Dr Duenweg, MO	3.0	2.0	1445	$1,350	$0.93	22d	1	0.92mi
119 Eagle Edge Dr Duenweg, MO	3.0	2.0	1200	$1,550	$1.29	22d	1	0.97mi
506 Alex Jordan Dr Duenweg, MO	3.0	2.0	1445	$1,399	$0.97	22d	1	1.00mi

Listing history 17 events

1. 2026-06-17
   status $139,900 Pending 27 DOM
2. 2026-06-16
   days on market $139,900 Active 27 DOM
3. 2026-06-15
   days on market $139,900 Active 26 DOM
4. 2026-06-14
   days on market $139,900 Active 24 DOM
5. 2026-06-13
   days on market $139,900 Active 23 DOM
6. 2026-06-10
   days on market $139,900 Active 21 DOM
7. 2026-06-09
   days on market $139,900 Active 20 DOM
8. 2026-06-08
   pricedays on market $139,900 Active 19 DOM
9. 2026-06-07
   days on market $144,900 Active 18 DOM
10. 2026-06-05
    days on market $144,900 Active 15 DOM
11. 2026-06-03
    days on market $144,900 Active 14 DOM
12. 2026-06-02
    days on market $144,900 Active 13 DOM
13. 2026-06-01
    days on market $144,900 Active 12 DOM
14. 2026-05-31
    pricedays on market $144,900 Active 11 DOM
15. 2026-05-30
    days on market $159,900 Active 10 DOM
16. 2026-05-20
    listed $159,900 Active

    Show marketing remark (310 chars)

    Newly remodeled home in a nice area. Recently replaced roof, windows replaced, kitchen remodeled and new bath fixtures. The two car garage is a huge BONUS. The home is well located being close enough to town to shop, but still in walking distance to the local park. This home has that small town vibe you want!

17. 2026-05-20
    listed $159,900 Active 310-char remark

    Show marketing remark (310 chars)

    Newly remodeled home in a nice area. Recently replaced roof, windows replaced, kitchen remodeled and new bath fixtures. The two car garage is a huge BONUS. The home is well located being close enough to town to shop, but still in walking distance to the local park. This home has that small town vibe you want!

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $17,272
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,070
• Taxable loss: −$196
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $2,090/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 · 7 photos

Good 80/100 Cosmetic rehab

This newly remodeled home in a desirable location offers a good condition with recent updates, making it a solid investment with potential for further value enhancement through minor improvements.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Resale New flooring in bathrooms — Improves aesthetics and functionality.
• Resale New countertops and backsplash in kitchen — Enhances kitchen functionality and aesthetics.
• Both New lighting fixtures — Improves ambiance and safety.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Resale New flooring in bathrooms — Improves aesthetics and functionality. ↑
• Resale New countertops and backsplash in kitchen — Enhances kitchen functionality and aesthetics. ↑
• Both New lighting fixtures — Improves ambiance and safety. ↑

ⓘ 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 — Duenweg

• Score: 62/100
• State rank: #377
• US rank: #16618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duenweg, MO
• City population: 1,326
• Population (ZIP): 1,326

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 11% Hispanic / Latino 7% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 2%
• Languages at home: 95% English-only · Spanish 4% Other Asian/Pacific 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: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $159,900 SOMO
• 2026-05-20 Listed $159,900 Heartland MLS as Distributed by MLS Grid