132 S Mcconnell · Joplin, MO 64801

$162,000

3 bd · 2.0 ba · 1,840 sqft · Other public records · 70 Days on market

Built 1940 5,227 sqft lot

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quiet neighborhood waiting for new residents. Basement has been reconfigured into bedrooms, laundry, bath and flex space. Texture the walls, paint and all is complete. Fully fenced back yard. Year built is unkown.

Key facts

• Full basement
• 5,227 sq ft lot
• Garage

Tags

• FULLY FENCED BACKYARD
• FULL BASEMENT

Property features AI

Finance

• HOA & community: Monthly association fee; Near schools

Exterior

• Parking: Detached garage; 2 covered spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces east; Den and living room on main level
• Construction: Metal siding; Asphalt shingle roof; Block foundation; Built 25+ years ago
• Exterior features: Covered porch; Gravel driveway; Chain link fencing; Corner lot, landscaped and level; Public road frontage

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Pantry (in kitchen area)
• Bedrooms: Basement bedrooms (three): 10.7 x 10.2; 11.3 x 13.11; 11.8 x 12.8; Main-level bedroom: 12 x 12
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (one on main level, one in basement)
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Ceiling fan(s); Pantry; Finished full basement; Electric fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $162k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $152k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: schools D+, crime F, amenities 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.
• Market conditions: Rents rising (+3.0%/yr); 371 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $17k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $152,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.09% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,562
• Equity at exit: $24,155

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $36,722
• Equity at exit: $14,007

Cash invested: $45,360 (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 64801

• Rents YoY: 3.0%
• Active inventory: 371
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$850
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $439

Break-even live

Break-even rent $1,212

Max offer price $162,000

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2528 E 15th St Joplin, MO	3.0	2.5	1800	$2,750	$1.53	20d	1	1.11mi
2811 E 15th St Joplin, MO	3.0	1.5	1500	$1,500	$1.00	20d	1	1.15mi
2813 Waters Edge Blvd Joplin, MO	3.0	2.0	1751	$2,400	$1.37	20d	1	1.18mi
815 Greenwood Dr Joplin, MO	2.0	2.0	1250	$1,275	$1.02	20d	1	1.18mi
101 N Main Street Rd Unit 1806 Joplin, MO	3.0	2.0	1386	$1,300	$0.94	20d	1	1.31mi

Listing history 31 events

1. 2026-06-19
   days on market $162,000 Active 70 DOM
2. 2026-06-18
   days on market $162,000 Active 69 DOM
3. 2026-06-17
   days on market $162,000 Active 68 DOM
4. 2026-06-17
   price $162,000 Active 67 DOM
5. 2026-06-16
   days on market $167,000 Active 67 DOM
6. 2026-06-15
   days on market $167,000 Active 66 DOM
7. 2026-06-14
   days on market $167,000 Active 64 DOM
8. 2026-06-13
   days on market $167,000 Active 63 DOM
9. 2026-06-10
   days on market $167,000 Active 61 DOM
10. 2026-06-09
    days on market $167,000 Active 60 DOM
11. 2026-06-08
    days on market $167,000 Active 59 DOM
12. 2026-06-07
    days on market $167,000 Active 58 DOM
13. 2026-06-05
    pricedays on market $167,000 Active 55 DOM
14. 2026-06-03
    days on market $172,500 Active 54 DOM
15. 2026-06-02
    days on market $172,500 Active 53 DOM
16. 2026-06-01
    days on market $172,500 Active 52 DOM
17. 2026-05-31
    days on market $172,500 Active 51 DOM
18. 2026-05-30
    days on market $172,500 Active 50 DOM
19. 2026-05-20
    price $172,500 213-char remark

    Show marketing remark (124 chars)

    Precious cottage centrally located, just waiting for your handprint. Make it yours. Fully fenced backyard and full basement.

20. 2026-05-20
    price $172,500

    Show marketing remark (124 chars)

    Precious cottage centrally located, just waiting for your handprint. Make it yours. Fully fenced backyard and full basement.

21. 2026-05-20
    price $172,500 124-char remark

    Show marketing remark (124 chars)

    Precious cottage centrally located, just waiting for your handprint. Make it yours. Fully fenced backyard and full basement.

22. 2026-04-10
    listed $179,450 Active 213-char remark

    Show marketing remark (124 chars)

    Precious cottage centrally located, just waiting for your handprint. Make it yours. Fully fenced backyard and full basement.

23. 2026-04-10
    listed $179,450 Active 124-char remark

    Show marketing remark (124 chars)

    Precious cottage centrally located, just waiting for your handprint. Make it yours. Fully fenced backyard and full basement.

24. 2026-04-09
    listed $179,450 Active
25. 2024-04-24
    soldstatus
26. 2024-04-19
    soldstatus Closed
27. 2024-03-12
    status Pending
28. 2024-02-08
    listed $140,000 Active
29. 2013-05-02
    soldstatus
30. 2013-02-04
    soldstatus
31. 2003-11-26
    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: $485 · $40/mo
• Projected year-2 tax: $1,571 · $131/mo
• Expected delta: +$1,086/yr (+$91/mo · 224.1%)

ⓘ 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 3/10 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: $21,216
• − Mortgage interest: −$9,075
• − Property taxes: −$485
• − Insurance: −$810
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$4,713
• Taxable income: $2,739
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $4,613/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: Jasper County · 79,035 people
• City population: 73,303
• Metro: Joplin, MO
• Population (ZIP): 36,287
• Household income: $52,620
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1710.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 6% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% 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: ▼ -174.15%
• Current HPI: 248.5056
• Rent YoY: ▲ 2.95%
• 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

+23.2% since first listed

13 events — show timeline

• 2026-05-20 Price Changed $172,500 OGAR
• 2026-05-20 Price Changed $172,500 NWARMLS
• 2026-05-20 Price Changed $172,500 SOMO
• 2026-04-10 Listed $179,450 OGAR
• 2026-04-10 Listed $179,450 SOMO
• 2026-04-09 Listed $179,450 NWARMLS
• 2024-04-24 Sold (Public Records) — Public Records
• 2024-04-19 Sold (MLS) — OGAR
• 2024-03-12 Pending — OGAR
• 2024-02-08 Listed $140,000 OGAR
• 2013-05-02 Sold (Public Records) — Public Records
• 2013-02-04 Sold (Public Records) — Public Records
• 2003-11-26 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $485 · +12.6% YoY. Source: county tax records.