802 S Brownell Ave · Joplin, MO 64801

$99,000

1 bd · 1.0 ba · 618 sqft · Other · 2 Days on market

Built 1900 5,600 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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• 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

Cute, updated home in central Joplin with 618 sq ft and an open-concept living area. Generous bedroom and spacious bathroom with walk-in shower. Home includes all appliances, including washer and dryer, along with central heat and air and a newer roof. Privacy-fenced backyard with a nice storage building.

Key facts

• Central heat and air
• Newer roof
• Walk-in shower

Tags

• OPEN-CONCEPT LIVING AREA
• WALK-IN SHOWER
• ALL APPLIANCES
• CENTRAL HEAT AND AIR
• NEWER ROOF
• PRIVACY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $146 ($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 $93k (6.1% below list).
• Recommended offer: $93k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; 2 comparable units currently listed for rent nearby; 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y 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 1900 — 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 $92,965 (6.1% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.94% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 8.9

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-6,847
• Equity at exit: $14,761

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $5,623
• Equity at exit: $8,560

Cash invested: $27,720 (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 64801

• Rents YoY: 3.0%
• Active inventory: 371
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $930 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $146

Break-even live

Break-even rent $745

Max offer price $99,000

Occupancy floor 79%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 S Virginia Ave Unit 105 Joplin, MO	1.0	1.0	600	$1,200	$2.00	21d	1	1.37mi
3508 Newman Rd Apt 207 Joplin, MO	1.0	1.0	592	$775	$1.31	21d	1	1.47mi

Listing history 19 events

1. 2026-04-15
   status Pending 306-char remark

   Show marketing remark (306 chars)

   Cute, updated home in central Joplin with 618 sq ft and an open-concept living area. Generous bedroom and spacious bathroom with walk-in shower. Home includes all appliances, including washer and dryer, along with central heat and air and a newer roof. Privacy-fenced backyard with a nice storage building.

2. 2026-04-15
   status Pending

   Show marketing remark (306 chars)

   Cute, updated home in central Joplin with 618 sq ft and an open-concept living area. Generous bedroom and spacious bathroom with walk-in shower. Home includes all appliances, including washer and dryer, along with central heat and air and a newer roof. Privacy-fenced backyard with a nice storage building.

3. 2026-04-13
   listed $99,000 Active

   Show marketing remark (306 chars)

   Cute, updated home in central Joplin with 618 sq ft and an open-concept living area. Generous bedroom and spacious bathroom with walk-in shower. Home includes all appliances, including washer and dryer, along with central heat and air and a newer roof. Privacy-fenced backyard with a nice storage building.

4. 2026-04-13
   listed $99,000 Active 306-char remark

   Show marketing remark (306 chars)

   Cute, updated home in central Joplin with 618 sq ft and an open-concept living area. Generous bedroom and spacious bathroom with walk-in shower. Home includes all appliances, including washer and dryer, along with central heat and air and a newer roof. Privacy-fenced backyard with a nice storage building.

5. 2022-10-31
   soldstatus
6. 2022-10-28
   soldstatus Closed 143-char remark

   Show marketing remark (143 chars)

   Cute as a button! This freshly remodeled home is waiting for its new owners. Sitting on corner lot this one bedroom home has a great open feel.

7. 2022-10-28
   soldstatus Closed

   Show marketing remark (143 chars)

   Cute as a button! This freshly remodeled home is waiting for its new owners. Sitting on corner lot this one bedroom home has a great open feel.

8. 2022-09-19
   status Pending 143-char remark

   Show marketing remark (143 chars)

   Cute as a button! This freshly remodeled home is waiting for its new owners. Sitting on corner lot this one bedroom home has a great open feel.

9. 2022-09-19
   status Pending

   Show marketing remark (143 chars)

   Cute as a button! This freshly remodeled home is waiting for its new owners. Sitting on corner lot this one bedroom home has a great open feel.

10. 2022-07-25
    listed $76,500 Active 143-char remark

    Show marketing remark (143 chars)

    Cute as a button! This freshly remodeled home is waiting for its new owners. Sitting on corner lot this one bedroom home has a great open feel.

11. 2022-07-25
    listed $76,500 Active

    Show marketing remark (143 chars)

    Cute as a button! This freshly remodeled home is waiting for its new owners. Sitting on corner lot this one bedroom home has a great open feel.

12. 2018-08-20
    soldstatus
13. 2018-08-17
    soldstatus
14. 2018-07-02
    listed $11,000
15. 2018-04-20
    soldstatus
16. 2018-04-20
    soldstatus
17. 2018-02-12
    listed $12,500
18. 2008-12-02
    soldstatus
19. 2000-12-05
    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: $338 · $28/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$622/yr (+$52/mo · 183.8%)

ⓘ 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: $11,156
• − Mortgage interest: −$5,546
• − Property taxes: −$338
• − Insurance: −$495
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$2,880
• Taxable income: $112
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $1,723/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

+692.0% since first listed

19 events — show timeline

• 2026-04-15 Pending — SOMO
• 2026-04-15 Pending — OGAR
• 2026-04-13 Listed $99,000 OGAR
• 2026-04-13 Listed $99,000 SOMO
• 2022-10-31 Sold (Public Records) — Public Records
• 2022-10-28 Sold (MLS) — OGAR
• 2022-10-28 Sold (MLS) — SOMO
• 2022-09-19 Pending — SOMO
• 2022-09-19 Pending — OGAR
• 2022-07-25 Listed $76,500 OGAR
• 2022-07-25 Listed $76,500 SOMO
• 2018-08-20 Sold (Public Records) — Public Records
• 2018-08-17 Sold (MLS) — OGAR
• 2018-07-02 Listed $11,000 OGAR
• 2018-04-20 Sold (Public Records) — Public Records
• 2018-04-20 Sold (MLS) — OGAR
• 2018-02-12 Listed $12,500 OGAR
• 2008-12-02 Sold (Public Records) — Public Records
• 2000-12-05 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $338 · +58.6% YoY. Source: county tax records.