1925 E 46th St · Leawood, MO 64804

$225,000

3 bd · 2.5 ba · 1,624 sqft · Other public records · 105 Days on market

Built 1977 1.00 ac 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 +12.1/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Schools +2.9/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely, spacious home in Leawood Village, close to new Mercy Hospital. Family-friendly kitchen/family/dining area with woodburning, insert fireplace. Walk-in shower in master. Wood flooring, sold 6-panel doors, very nice, large bi-fold door closets with wood organizer system in all.

Key facts

• Wood fireplace
• Outdoor shed
• Fully fenced acre

Tags

• FULLY FENCED ACRE
• WOOD FIREPLACE
• OUTDOOR SHED

Property features AI

Exterior

• Parking: Attached 2-car garage; Garage door opener
• Utilities: Cable available; Septic tank sewer
• Home design: Single-family residence (freestanding)
• Construction: Vinyl siding and brick exterior; Composition roof
• Exterior features: Landscaped yard; Fenced yard with chain link and privacy fencing; Level topography

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump cooling; Central heating; Natural gas heating; Fireplace insert for supplemental heat
• Interior features: Skylights; Wood-burning fireplace with insert; Crawl space basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $-50 ($-600/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (24.2% below list).
• Recommended offer: $171k (24.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#85 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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).
• Market conditions: Rents rising fast (+15.7%/yr); 353 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 110 units permitted in Newton County in 2024 (40 in 5+ unit buildings).
• This rent runs 33% 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.
• Newton County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $170,506 (24.2% 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 105 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 11.0

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: -13.0%
• Equity multiple: 0.51×
• Total profit: $-30,703
• Equity at exit: $33,548

10-year hold

• IRR: 1.8%
• Equity multiple: 1.16×
• Total profit: $9,889
• 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: 353
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-50

Break-even live

Break-even rent $1,768

Max offer price $216,173

Occupancy floor 98%

Sensitivity live

Price	-10% $77	-5% $14	+0% $-50	+5% $-114	+10% $-177
Rent	-10% $-185	-5% $-117	+0% $-50	+5% $17	+10% $85
Rate	-1.0pp $63	-0.5pp $7	base $-50	+0.5pp $-108	+1.0pp $-168

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4502 Connecticut Ave Joplin, MO	3.0	2.0	1700	$1,650	$0.97	21d	1	0.20mi
103 W 41st St Joplin, MO	2.0	2.5	1340	$1,395	$1.04	21d	1	1.24mi

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-03-28
   price $225,000
3. 2026-02-20
   price $235,000
4. 2026-01-20
   listed $245,000 Active
5. 2015-07-08
   soldstatus 283-char remark

   Show marketing remark (283 chars)

   Lovely, spacious home in Leawood Village, close to new Mercy Hospital. Family-friendly kitchen/family/dining area with woodburning, insert fireplace. Walk-in shower in master. Wood flooring, sold 6-panel doors, very nice, large bi-fold door closets with wood organizer system in all.

6. 2015-05-17
   listed $124,900 283-char remark

   Show marketing remark (283 chars)

   Lovely, spacious home in Leawood Village, close to new Mercy Hospital. Family-friendly kitchen/family/dining area with woodburning, insert fireplace. Walk-in shower in master. Wood flooring, sold 6-panel doors, very nice, large bi-fold door closets with wood organizer system in all.

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$703/yr (+$59/mo · 47.5%)

ⓘ 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 ≥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: $20,461
• − Mortgage interest: −$12,603
• − Property taxes: −$1,480
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$6,545
• Taxable loss: −$4,566
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $496/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 — Leawood

• Score: 73/100
• State rank: #85
• US rank: #5683

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leawood, MO
• County: Newton County · 37,016 people
• 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

+80.1% since first listed

6 events — show timeline

• 2026-05-05 Pending — OGAR
• 2026-03-28 Price Changed $225,000 OGAR
• 2026-02-20 Price Changed $235,000 OGAR
• 2026-01-20 Listed $245,000 OGAR
• 2015-07-08 Sold (MLS) — OGAR
• 2015-05-17 Listed $124,900 OGAR

Property tax history

+3.3%/yr

Latest (2025): $1,480 · +3.8% YoY. Source: county tax records.