2821 E 12th St · Joplin, MO 64801

$119,000

2 bd · 1.0 ba · 1,121 sqft · Other · 2 Days on market

Built 1941 9,280 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• 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

Great location for your investment property or starter home. 2nd living area off of kitchen can be used as a 3rd bedroom.

Key facts

• 9,280 sq ft lot
• Built 1941

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public sewer
• Home design: Single-family residence, freestanding
• Construction: Metal siding; Block foundation; Composition roof; Built area above grade: 1,121
• Exterior features: Front porch; Lot dimensions approximately 58 x 160

Interior

• Kitchen: Cooktop; Refrigerator; Dishwasher
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Natural gas and electric heating; Has cooling
• Interior features: Cooktop, Refrigerator, Dishwasher; Wood flooring; No fireplace; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $119k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (0.1% below list).
• Recommended offer: $119k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 8.6% 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: 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: Eastmorland Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 244 students, 68% FRL); East Middle (math 22% / reading 40%, grade F, #279 of 391 statewide, top 72%, 597 students, 66% FRL).
• Market conditions: Rents rising (+3.0%/yr); 371 active listings in the ZIP; 13 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 1941 — 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 $118,913

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 8.3

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,045
• Equity at exit: $17,743

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $13,638
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$624
• Tax from tax record: −$41 /mo · $486/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $225

Break-even live

Break-even rent $904

Max offer price $119,000

Occupancy floor 76%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2811 E 15th St Joplin, MO	3.0	1.5	1500	$1,500	$1.00	20d	1	0.25mi
2901 E 15th St Joplin, MO	2.0	1.0	1035	$1,250	$1.21	20d	1	0.26mi
815 Greenwood Dr Joplin, MO	2.0	2.0	1250	$1,275	$1.02	20d	1	0.67mi
801 Greenwood Dr Joplin, MO	3.0	2.0	1050	$1,400	$1.33	20d	1	0.69mi
1119 S Saint Louis Ave Joplin, MO	2.0	1.5	904	$1,100	$1.22	20d	1	0.78mi
220 S Florida Ave Joplin, MO	3.0	2.0	1180	$1,400	$1.19	20d	1	0.81mi
2301 Texas Ave #2 Joplin, MO	2.0	1.5	1000	$950	$0.95	20d	1	0.92mi
120 S Brownell Ave Joplin, MO	3.0	1.0	1092	$900	$0.82	20d	1	0.92mi
1715 Wisconsin Ave #2 Joplin, MO	2.0	2.0	1000	$900	$0.90	20d	1	1.21mi
3430 Newman Rd Apt 105 Joplin, MO	2.0	2.0	943	$875	$0.93	20d	1	1.43mi
3514 Newman Rd Apt 104 Joplin, MO	2.0	2.0	855	$875	$1.02	20d	1	1.44mi
3440 Newman Rd Unit 305 Joplin, MO	2.0	2.0	943	$875	$0.93	20d	1	1.45mi
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	20d	1	1.46mi

Listing history 3 events

1. 2026-06-01
   days on market $119,000 Active 2 DOM
2. 2026-05-31
   remarks 622-char remark
3. 2026-05-31
   listed $119,000 Active 1 DOM

ⓘ 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: $486 · $41/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$668/yr (+$56/mo · 137.4%)

ⓘ 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 1/10 Low
• 🌡 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: $14,270
• − Mortgage interest: −$6,666
• − Property taxes: −$486
• − Insurance: −$595
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$3,462
• Taxable income: $777
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $2,516/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

+33.7% since first listed

6 events — show timeline

• 2026-05-30 Listed $119,000 OGAR
• 2022-09-20 Sold (MLS) — OGAR
• 2022-07-21 Delisted — OGAR
• 2022-07-18 Listed $89,000 OGAR
• 2013-01-02 Sold (Public Records) — Public Records
• 1999-09-22 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $486 · +11.7% YoY. Source: county tax records.