4505 W 28th St · Joplin, MO 64804

$225,000

3 bd · 2.0 ba · 1,422 sqft · Other · 5 Days on market

Built 2001 10,018 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 +12.3/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice and maintained home in southwest Joplin with Carl Junction schools. A welcoming large front porch that opens up to the huge vaulted living room with an ample amount of natural light. Enjoy entertaining with this large kitchen that has plenty of storage and granite countertops. Split bedroom floor plan with a large primary bedroom with access to the back deck and a nice en-suite bathroom with an updated walk-in shower. Beautiful landscaped backyard with mature trees.

Key facts

• Covered front porch
• Cathedral ceilings
• Large backyard

Tags

• CATHEDRAL CEILINGS
• EAT-IN BAR
• LARGE BACKYARD
• BACK DECK
• WOOD PRIVACY FENCE
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $-41 ($-486/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (25.5% below list).
• Recommended offer: $168k (25.5% below list) — sets the bar for 1% rule.

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.
• Carl Junction R-I (suburban): math 42% / reading 53% proficiency, ranked #57 of 324 in MO (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carl Junction Primary K-1 (670 students, 37% FRL); Carl Junction Jr. High (math 43% / reading 50%, grade D+, #99 of 391 statewide, top 26%, 501 students, 42% FRL); Carl Junction High School (math 50% / reading 69%, grade C+, #35 of 521 statewide, top 8%, 960 students, 32% FRL).
• Market conditions: Rents rising fast (+15.7%/yr); 355 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).
• This rent runs 32% of the median local income ($63k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,713 (25.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 11.2

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: -12.8%
• Equity multiple: 0.52×
• Total profit: $-30,269
• Equity at exit: $33,548

10-year hold

• IRR: 1.9%
• Equity multiple: 1.16×
• Total profit: $10,288
• Equity at exit: $19,454

Cash invested: $63,000 (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: 355
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-41

Break-even live

Break-even rent $1,728

Max offer price $217,839

Occupancy floor 97%

Sensitivity live

Price	-10% $87	-5% $23	+0% $-41	+5% $-104	+10% $-168
Rent	-10% $-173	-5% $-107	+0% $-41	+5% $26	+10% $92
Rate	-1.0pp $73	-0.5pp $17	base $-41	+0.5pp $-99	+1.0pp $-158

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3314 Claire Danielle Joplin, MO	4.0	2.0	1474	$2,095	$1.42	23d	1	0.88mi

Listing history 19 events

1. 2026-06-10
   status $225,000 Pending 5 DOM
2. 2026-06-09
   days on market $225,000 Active 5 DOM
3. 2026-06-08
   days on market $225,000 Active 4 DOM
4. 2026-06-07
   statusdays on market $225,000 Active 3 DOM
5. 2026-04-24
   status Pending
6. 2026-04-23
   listed $225,000 Active
7. 2024-02-02
   soldstatus Closed 475-char remark

   Show marketing remark (477 chars)

   Nice and maintained home in southwest Joplin with Carl Junction schools. A welcoming large front porch that opens up to the huge, vaulted living room with an ample amount of natural light. Enjoy entertaining with this large kitchen that has plenty of storage and granite countertops. Split bedroom floor plan with a large primary bedroom with access to the back deck and a nice en-suite bathroom with an updated walk-in shower. Beautiful, landscaped backyard with mature trees.

8. 2024-02-02
   soldstatus Closed 477-char remark

   Show marketing remark (477 chars)

   Nice and maintained home in southwest Joplin with Carl Junction schools. A welcoming large front porch that opens up to the huge, vaulted living room with an ample amount of natural light. Enjoy entertaining with this large kitchen that has plenty of storage and granite countertops. Split bedroom floor plan with a large primary bedroom with access to the back deck and a nice en-suite bathroom with an updated walk-in shower. Beautiful, landscaped backyard with mature trees.

9. 2024-02-02
   soldstatus

   Show marketing remark (477 chars)

   Nice and maintained home in southwest Joplin with Carl Junction schools. A welcoming large front porch that opens up to the huge, vaulted living room with an ample amount of natural light. Enjoy entertaining with this large kitchen that has plenty of storage and granite countertops. Split bedroom floor plan with a large primary bedroom with access to the back deck and a nice en-suite bathroom with an updated walk-in shower. Beautiful, landscaped backyard with mature trees.

10. 2023-12-21
    status Pending 477-char remark

    Show marketing remark (475 chars)

    Nice and maintained home in southwest Joplin with Carl Junction schools. A welcoming large front porch that opens up to the huge vaulted living room with an ample amount of natural light. Enjoy entertaining with this large kitchen that has plenty of storage and granite countertops. Split bedroom floor plan with a large primary bedroom with access to the back deck and a nice en-suite bathroom with an updated walk-in shower. Beautiful landscaped backyard with mature trees.

11. 2023-12-21
    status Pending 475-char remark

    Show marketing remark (475 chars)

    Nice and maintained home in southwest Joplin with Carl Junction schools. A welcoming large front porch that opens up to the huge vaulted living room with an ample amount of natural light. Enjoy entertaining with this large kitchen that has plenty of storage and granite countertops. Split bedroom floor plan with a large primary bedroom with access to the back deck and a nice en-suite bathroom with an updated walk-in shower. Beautiful landscaped backyard with mature trees.

12. 2023-10-20
    listed $214,000 Active 477-char remark

    Show marketing remark (475 chars)

    Nice and maintained home in southwest Joplin with Carl Junction schools. A welcoming large front porch that opens up to the huge vaulted living room with an ample amount of natural light. Enjoy entertaining with this large kitchen that has plenty of storage and granite countertops. Split bedroom floor plan with a large primary bedroom with access to the back deck and a nice en-suite bathroom with an updated walk-in shower. Beautiful landscaped backyard with mature trees.

13. 2023-10-20
    listed $214,000 Active 475-char remark

    Show marketing remark (475 chars)

    Nice and maintained home in southwest Joplin with Carl Junction schools. A welcoming large front porch that opens up to the huge vaulted living room with an ample amount of natural light. Enjoy entertaining with this large kitchen that has plenty of storage and granite countertops. Split bedroom floor plan with a large primary bedroom with access to the back deck and a nice en-suite bathroom with an updated walk-in shower. Beautiful landscaped backyard with mature trees.

14. 2023-02-10
    soldstatus Closed
15. 2023-02-10
    soldstatus
16. 2023-01-30
    status Pending
17. 2023-01-27
    listed $189,900 Active
18. 2009-08-14
    soldstatus
19. 2003-07-30
    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: $1,102 · $92/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$1,081/yr (+$90/mo · 98.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 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: $20,126
• − Mortgage interest: −$12,603
• − Property taxes: −$1,102
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$6,545
• Taxable loss: −$4,470
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $586/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: Carl Junction R-I
• NCES district ID: 2907350
• Math proficiency: 42% ▲ 1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $53,866
• Composite: 41.04/100
• National rank: #3580
• State rank: #57 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

+18.5% since first listed

15 events — show timeline

• 2026-04-24 Pending — OGAR
• 2026-04-23 Listed $225,000 OGAR
• 2024-02-02 Sold (Public Records) — Public Records
• 2024-02-02 Sold (MLS) — SOMO
• 2024-02-02 Sold (MLS) — OGAR
• 2023-12-21 Pending — SOMO
• 2023-12-21 Pending — OGAR
• 2023-10-20 Listed $214,000 SOMO
• 2023-10-20 Listed $214,000 OGAR
• 2023-02-10 Sold (Public Records) — Public Records
• 2023-02-10 Sold (MLS) — OGAR
• 2023-01-30 Pending — OGAR
• 2023-01-27 Listed $189,900 OGAR
• 2009-08-14 Sold (Public Records) — Public Records
• 2003-07-30 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,102 · +20.4% YoY. Source: county tax records.