3010 Missouri Ave · Joplin, MO 64804

$175,000

3 bd · 1.5 ba · 1,175 sqft · Other · 66 Days on market

Built 1955 8,890 sqft lot

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Why this score? — see what drove the D 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 +13.1/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Inviting ranch style home in the heart of town! This 3 bedroom, 1.5 bath home features an open living concept leading to a large kitchen island/table and stainless appliances. Enjoy the added convenience of a full fenced back yard and attached 1 car garage. Don't miss a chance to see all this home has to offer and schedule a private tour today!

Key facts

• 8,890 sq ft lot
• Garage
• Built 1955

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Attached 1-car garage; Additional 1 parking space (attached garage listed separately)
• Utilities: Public sewer
• Home design: Single-family residence (freestanding); Residential property; Level topography; Facing information not provided
• Construction: Brick construction; Shingle roof; Crawl space foundation; Built area above grade: 1,175
• Exterior features: Covered porch; Patio; Chain link fencing; Landscaped yard; Storage structure

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Ceiling fan cooling
• Interior features: Ceiling fans; Kitchen island

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $-7 ($-87/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (25.0% below list).
• Recommended offer: $131k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.1% in Joplin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 353 active listings in the ZIP; 10 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).

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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $131,184 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 11.1

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: -11.9%
• Equity multiple: 0.55×
• Total profit: $-21,966
• Equity at exit: $26,093

10-year hold

• IRR: 2.7%
• Equity multiple: 1.23×
• Total profit: $11,501
• Equity at exit: $15,131

Cash invested: $49,000 (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 64804

• Rents YoY: 15.7%
• Active inventory: 353
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$918
• Tax from tax record: −$53 /mo · $635/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-7

Break-even live

Break-even rent $1,321

Max offer price $173,726

Occupancy floor 96%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3117 S Wall Ave Joplin, MO	2.0	1.0	944	$1,095	$1.16	20d	1	0.44mi
2830 S Pearl Ave Joplin, MO	2.0	2.0	1000	$1,200	$1.20	20d	1	0.53mi
2602 S Moffet Ave Joplin, MO	3.0	2.0	1214	$1,300	$1.07	20d	1	0.73mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	20d	1	0.83mi
103 W 41st St Joplin, MO	2.0	2.5	1340	$1,395	$1.04	20d	1	0.93mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	20d	1	1.02mi
2010 S Moffet Ave Joplin, MO	2.0	1.0	1000	$950	$0.95	20d	1	1.04mi
1715 Wisconsin Ave #2 Joplin, MO	2.0	2.0	1000	$900	$0.90	20d	1	1.12mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	20d	1	1.16mi
1907 S Picher Ave Joplin, MO	2.0	1.0	1032	$900	$0.87	20d	1	1.34mi

Listing history 33 events

1. 2026-06-19
   days on market $175,000 Active 66 DOM
2. 2026-06-18
   days on market $175,000 Active 65 DOM
3. 2026-06-17
   days on market $175,000 Active 64 DOM
4. 2026-06-16
   days on market $175,000 Active 63 DOM
5. 2026-06-15
   days on market $175,000 Active 62 DOM
6. 2026-06-14
   days on market $175,000 Active 60 DOM
7. 2026-06-13
   days on market $175,000 Active 59 DOM
8. 2026-06-10
   days on market $175,000 Active 57 DOM
9. 2026-06-09
   days on market $175,000 Active 56 DOM
10. 2026-06-08
    days on market $175,000 Active 55 DOM
11. 2026-06-07
    days on market $175,000 Active 54 DOM
12. 2026-06-05
    days on market $175,000 Active 51 DOM
13. 2026-06-03
    days on market $175,000 Active 50 DOM
14. 2026-06-02
    days on market $175,000 Active 49 DOM
15. 2026-06-01
    days on market $175,000 Active 48 DOM
16. 2026-05-31
    days on market $175,000 Active 47 DOM
17. 2026-05-30
    days on market $175,000 Active 46 DOM
18. 2026-04-14
    listed $175,000 Active
19. 2026-03-28
    historical $1,500
20. 2025-09-22
    price $168,000
21. 2025-07-29
    listed $1,500
22. 2025-07-15
    historical $1,500
23. 2025-07-11
    listed $1,500
24. 2024-12-31
    price $169,900
25. 2024-09-06
    listed $174,900 Active
26. 2023-06-06
    soldstatus
27. 2023-06-05
    soldstatus Closed
28. 2023-06-05
    soldstatus Closed
29. 2023-05-06
    status Pending
30. 2023-05-06
    status Pending
31. 2023-04-28
    listed $173,950 Active
32. 2023-04-21
    listed $173,950 Active
33. 2023-01-11
    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: $635 · $53/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$1,062/yr (+$89/mo · 167.2%)

ⓘ 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 4/10 Moderate
• 🌡 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: $15,742
• − Mortgage interest: −$9,803
• − Property taxes: −$635
• − Insurance: −$875
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$5,091
• Taxable loss: −$3,180
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $677/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

+0.6% since first listed

16 events — show timeline

• 2026-04-14 Listed $175,000 OGAR
• 2026-03-28 Rental Removed $1,500 OGAR
• 2025-09-22 Price Changed $168,000 OGAR
• 2025-07-29 Listed for Rent $1,500 OGAR
• 2025-07-15 Rental Removed $1,500 OGAR
• 2025-07-11 Listed for Rent $1,500 OGAR
• 2024-12-31 Price Changed $169,900 OGAR
• 2024-09-06 Listed $174,900 SOMO
• 2023-06-06 Sold (Public Records) — Public Records
• 2023-06-05 Sold (MLS) — SOMO
• 2023-06-05 Sold (MLS) — OGAR
• 2023-05-06 Pending — SOMO
• 2023-05-06 Pending — OGAR
• 2023-04-28 Listed $173,950 SOMO
• 2023-04-21 Listed $173,950 OGAR
• 2023-01-11 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $635 · +12.2% YoY. Source: county tax records.