1132 Cooper St · Chillicothe, MO 64601

$60,000

2 bd · 1.0 ba · 1,898 sqft · SingleFamily public records · 2 Days on market

Built 1950 7,405 sqft lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Remodeling is underway on this charming 2-bedroom home conveniently located near Dewey Elementary School. Recent improvements include a newer furnace, updated plumbing with PEX and PVC, an upgraded breaker box, and laminate flooring in the dining and front living areas. Additional projects currently in progress include siding, windows, interior paint, and a bathroom renovation - offering a great opportunity for buyers to add their finishing touches. Photos will be updated as these improvements are completed. Both bedrooms feature original wood flooring, adding character and warmth. The property also offers a one-car attached garage and a level, shaded yard perfect for relaxing or outdoor en

Key facts

• Laminate flooring
• Newer furnace
• Upgraded breaker box

Tags

• NEWER FURNACE
• UPDATED PLUMBING
• UPGRADED BREAKER BOX
• LAMINATE FLOORING
• SIDING
• WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($991 rent vs $60k).
• Cap rate 14.4% vs local median 4.8% in Chillicothe — 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 67/100 on livability (#225 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Chillicothe R-II (town): math 49% / reading 48% proficiency, ranked #60 of 324 in MO (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 47 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1950 — 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. 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.
4. 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.
5. 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: 1.65% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.96%
• DSCR: 2.29
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $148,044
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1307 Jackson St	0.16mi	3/1.0 (+1)	2,000 (+5%)	6mo	$155,000	$78	73
380 Woodrow St	0.44mi	2/2.0	1,878 (-1%)	20mo	$30,000	$16	57
1407 Walnut St	0.39mi	3/2.0 (+1)	2,088 (+10%)	3mo	$169,000	$81	54
338 Jackson St	0.59mi	2/1.0	1,840 (-3%)	18mo	$114,900	$62	53
453 Elm St	0.44mi	3/1.0 (+1)	1,628 (-14%)	3mo	$36,900	$23	48
251 Southwest Dr	0.66mi	3/1.5 (+1)	1,805 (-5%)	8mo	$199,900	$111	47
660 Elmdale N/A	0.45mi	3/2.0 (+1)	2,162 (+14%)	12mo	$232,000	$107	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 1.96×
• Total profit: $16,092
• Equity at exit: $8,946

10-year hold

• IRR: 31.2%
• Equity multiple: 3.81×
• Total profit: $47,232
• Equity at exit: $5,188

Cash invested: $16,800 (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 64601

• Home prices YoY: -15.3%
• Active inventory: 71
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $991 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $405

Break-even live

Break-even rent $478

Max offer price $60,000

Occupancy floor 54%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-02-16
   status Pending
2. 2026-02-13
   listed $60,000 Active
3. 2022-12-01
   historical
4. 2022-11-10
   price $58,000
5. 2022-09-12
   listed $39,900 Active

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$126/yr (+$11/mo · 27.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,895
• − Mortgage interest: −$3,361
• − Property taxes: −$456
• − Insurance: −$300
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$1,745
• Taxable income: $4,129
• Est. tax owed @ 24.0%: −$991
• After-tax cash flow: $3,874/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: Chillicothe R-II
• NCES district ID: 2908760
• Math proficiency: 49% ▲ 4.00%
• Reading proficiency: 48% ▲ 4.00%
• Median HH income: $42,193
• Composite: 40.81/100
• National rank: #3637
• State rank: #60 of 324 in MO

Livability — Chillicothe

• Score: 67/100
• State rank: #225
• US rank: #10947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chillicothe, MO
• Population (ZIP): 12,110

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 14,945 people
• By 2030: 14,945 · +0.0%
• By 2040: 15,010 · +0.4%
• By 2050: 15,105 · +1.1%
• By 2075: 15,950 · +6.7%
• By 2100: 15,897 · +6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+57.8) · D 20.7% · R 78.5%
• 2008→2024 swing: -34.0pp toward R · 2008: -23.8pp · 2024: -57.8pp
• All cycles: 2024: R+57.8 2020: R+57.1 2016: R+56.4 2012: R+34.7 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.00%
• Current HPI: 177.3092
• Rent YoY: —
• Metro: —
• 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

+50.4% since first listed

5 events — show timeline

• 2026-02-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-13 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 2022-12-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-11-10 Price Changed $58,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-12 Listed $39,900 Heartland MLS as Distributed by MLS Grid

Property tax history

-0.2%/yr

Latest (2025): $456 · -0.2% YoY. Source: county tax records.