5364 Mcclelland Blvd · Joplin, MO 64804

$174,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 51 Days on market

Built 2021 1.00 ac lot ↓ 3% since listing

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Rent growth +5.0/5.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated Manufactured Home Just Outside Joplin City LimitsEnjoy the convenience of being close to Joplin while still having room to breathe. This updated manufactured home sits on 1.1 acres and features new appliances, fresh updates, and comfortable living spaces throughout. With easy access to town and a peaceful setting, this property offers the best of both worlds--affordability, space, and modern touches.

Key facts

• 1.1 acres
• Easy access to town
• New appliances

Tags

• 1.1 ACRES
• NEW APPLIANCES
• FRESH UPDATES
• COMFORTABLE LIVING SPACES
• EASY ACCESS TO TOWN
• PEACEFUL SETTING

Property features AI

Finance

• Other: Approximately 1 acre lot

Exterior

• Parking: No parking
• Utilities: Septic tank (sewer)
• Home design: Manufactured double-wide home; Single-family residence, freestanding
• Construction: Vinyl siding; Block foundation; Built as a manufactured house
• Exterior features: Composition roof; Septic tank

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric central heating; Has cooling
• Interior features: Electric range, refrigerator, dishwasher; Carpet and laminate flooring; No fireplace; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/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 $153k (12.0% below list).
• Recommended offer: $153k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Stapleton Elem. (math 38% / reading 47%, grade F, #477 of 1,115 statewide, top 43%, 410 students, 49% FRL); South Middle (math 40% / reading 48%, grade D, #121 of 391 statewide, top 32%, 573 students, 47% FRL); Joplin High (math 32% / reading 46%, grade F, #287 of 521 statewide, top 55%, 2,233 students, 50% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising fast (+15.7%/yr); 355 active listings in the ZIP; 110 units permitted in Newton County in 2024 (40 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.
• Newton County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,091 (12.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 0.88% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 9.5

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: -5.5%
• Equity multiple: 0.78×
• Total profit: $-10,511
• Equity at exit: $25,944

10-year hold

• IRR: 8.9%
• Equity multiple: 1.82×
• Total profit: $39,841
• Equity at exit: $15,044

Cash invested: $48,720 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,531 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $152

Break-even live

Break-even rent $1,339

Max offer price $174,000

Occupancy floor 85%

Sensitivity live

Price	-10% $250	-5% $201	+0% $152	+5% $102	+10% $53
Rent	-10% $31	-5% $91	+0% $152	+5% $212	+10% $273
Rate	-1.0pp $239	-0.5pp $196	base $152	+0.5pp $107	+1.0pp $61

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-30
   statusdays on market $174,000 Pending 51 DOM
2. 2026-05-02
   historical Active Under Contract 411-char remark

   Show marketing remark (411 chars)

   Updated Manufactured Home Just Outside Joplin City LimitsEnjoy the convenience of being close to Joplin while still having room to breathe. This updated manufactured home sits on 1.1 acres and features new appliances, fresh updates, and comfortable living spaces throughout. With easy access to town and a peaceful setting, this property offers the best of both worlds--affordability, space, and modern touches.

3. 2026-05-02
   historical Active Under Contract

   Show marketing remark (411 chars)

   Updated Manufactured Home Just Outside Joplin City LimitsEnjoy the convenience of being close to Joplin while still having room to breathe. This updated manufactured home sits on 1.1 acres and features new appliances, fresh updates, and comfortable living spaces throughout. With easy access to town and a peaceful setting, this property offers the best of both worlds--affordability, space, and modern touches.

4. 2026-04-27
   price $174,000

   Show marketing remark (411 chars)

   Updated Manufactured Home Just Outside Joplin City LimitsEnjoy the convenience of being close to Joplin while still having room to breathe. This updated manufactured home sits on 1.1 acres and features new appliances, fresh updates, and comfortable living spaces throughout. With easy access to town and a peaceful setting, this property offers the best of both worlds--affordability, space, and modern touches.

5. 2026-04-27
   price $174,000 411-char remark

   Show marketing remark (411 chars)

   Updated Manufactured Home Just Outside Joplin City LimitsEnjoy the convenience of being close to Joplin while still having room to breathe. This updated manufactured home sits on 1.1 acres and features new appliances, fresh updates, and comfortable living spaces throughout. With easy access to town and a peaceful setting, this property offers the best of both worlds--affordability, space, and modern touches.

6. 2026-04-09
   listed $179,000 Active
7. 2026-04-08
   listed $179,000 Active 411-char remark

   Show marketing remark (411 chars)

   Updated Manufactured Home Just Outside Joplin City LimitsEnjoy the convenience of being close to Joplin while still having room to breathe. This updated manufactured home sits on 1.1 acres and features new appliances, fresh updates, and comfortable living spaces throughout. With easy access to town and a peaceful setting, this property offers the best of both worlds--affordability, space, and modern touches.

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $1,688 · $141/mo
• Expected delta: +$814/yr (+$68/mo · 93.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $18,371
• − Mortgage interest: −$9,747
• − Property taxes: −$873
• − Insurance: −$870
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$5,062
• Taxable loss: −$1,120
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $2,089/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

• 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 (Newton County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 58,961 · -0.3%
• By 2040: 57,609 · -2.6%
• By 2050: 54,775 · -7.4%
• By 2075: 46,140 · -22.0%
• By 2100: 34,348 · -41.9%

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 · Newton

• 2024 margin: Solid R (+58.6) · D 20.2% · R 78.8% · Other 1.0%
• 2008→2024 swing: -18.5pp toward R · 2008: -40.1pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+57.4 2016: R+58.7 2012: R+46.9 2008: R+40.1

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

-2.8% since first listed

6 events — show timeline

• 2026-05-02 Contingent — SOMO
• 2026-05-02 Contingent — OGAR
• 2026-04-27 Price Changed $174,000 OGAR
• 2026-04-27 Price Changed $174,000 SOMO
• 2026-04-09 Listed $179,000 OGAR
• 2026-04-08 Listed $179,000 SOMO

Property tax history

+14.6%/yr

Latest (2025): $873 · +3.2% YoY. Source: county tax records.