113 E Cooper St · Tipton, MO 65081

$80,000

2 bd · 1.0 ba · 802 sqft · Other public records · 9 Days on market

Built 1950 7,840 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meet your next great decision (or questionable life choice--we support both!This 2 bed, 1 bath Tipton treasure comes complete with a garage, a lean-to, and a yard big enough for BBQs, bonfires, or finally proving you can keep grass alive. Inside? Let's just say it's ready for a glow-up. Think fresh paint, new flooring, and a little TLC. .. okay, maybe a medium amount--but who's counting?The bones are there, the space is there, and the potential is practically yelling at you. Whether you're an investor, a DIY warrior, or someone who binge-watches home renovation shows and thinks ''I could do that, '' this is your moment. Bonus: you get to pick all the finishes, because. .. there currently aren't many worth keeping. Roll up your sleeves, bring your vision (and maybe a dumpster), and turn this diamond-in-the-rough into something worth bragging about. Opportunities like this don't last long--mostly because someone always sees the potential before everyone else does.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached garage (1 covered/garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Single-family residential property; Residential property type
• Construction: Metal siding
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Electric water heater
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Natural gas heating; Window air conditioning units; Ceiling fans
• Interior features: Ceiling fans; Window coverings and drapes

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($815 rent vs $80k).

Location & tenants

• Location reads 61/100 on livability (#421 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Tipton R-VI (town): math 21% / reading 37% proficiency, ranked #277 of 324 in MO (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 3 units permitted in Moniteau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $80,000

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. Schools are F-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. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-2,974
• Equity at exit: $11,928

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $10,194
• Equity at exit: $6,917

Cash invested: $22,400 (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 65081

• Home prices YoY: -20.4%
• Active inventory: 15
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $815 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $157

Break-even live

Break-even rent $616

Max offer price $80,000

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-06
   status Pending 976-char remark

   Show marketing remark (976 chars)

   Meet your next great decision (or questionable life choice--we support both!This 2 bed, 1 bath Tipton treasure comes complete with a garage, a lean-to, and a yard big enough for BBQs, bonfires, or finally proving you can keep grass alive. Inside? Let's just say it's ready for a glow-up. Think fresh paint, new flooring, and a little TLC. .. okay, maybe a medium amount--but who's counting?The bones are there, the space is there, and the potential is practically yelling at you. Whether you're an investor, a DIY warrior, or someone who binge-watches home renovation shows and thinks ''I could do that, '' this is your moment. Bonus: you get to pick all the finishes, because. .. there currently aren't many worth keeping. Roll up your sleeves, bring your vision (and maybe a dumpster), and turn this diamond-in-the-rough into something worth bragging about. Opportunities like this don't last long--mostly because someone always sees the potential before everyone else does.

2. 2026-05-06
   status Pending 574-char remark

   Show marketing remark (976 chars)

   Meet your next great decision (or questionable life choice--we support both!This 2 bed, 1 bath Tipton treasure comes complete with a garage, a lean-to, and a yard big enough for BBQs, bonfires, or finally proving you can keep grass alive. Inside? Let's just say it's ready for a glow-up. Think fresh paint, new flooring, and a little TLC. .. okay, maybe a medium amount--but who's counting?The bones are there, the space is there, and the potential is practically yelling at you. Whether you're an investor, a DIY warrior, or someone who binge-watches home renovation shows and thinks ''I could do that, '' this is your moment. Bonus: you get to pick all the finishes, because. .. there currently aren't many worth keeping. Roll up your sleeves, bring your vision (and maybe a dumpster), and turn this diamond-in-the-rough into something worth bragging about. Opportunities like this don't last long--mostly because someone always sees the potential before everyone else does.

3. 2026-04-28
   listed $80,000 Active 976-char remark

   Show marketing remark (976 chars)

   Meet your next great decision (or questionable life choice--we support both!This 2 bed, 1 bath Tipton treasure comes complete with a garage, a lean-to, and a yard big enough for BBQs, bonfires, or finally proving you can keep grass alive. Inside? Let's just say it's ready for a glow-up. Think fresh paint, new flooring, and a little TLC. .. okay, maybe a medium amount--but who's counting?The bones are there, the space is there, and the potential is practically yelling at you. Whether you're an investor, a DIY warrior, or someone who binge-watches home renovation shows and thinks ''I could do that, '' this is your moment. Bonus: you get to pick all the finishes, because. .. there currently aren't many worth keeping. Roll up your sleeves, bring your vision (and maybe a dumpster), and turn this diamond-in-the-rough into something worth bragging about. Opportunities like this don't last long--mostly because someone always sees the potential before everyone else does.

4. 2026-04-27
   listed $80,000 Active 574-char remark
5. 2022-09-26
   soldstatus Closed

   Show marketing remark (261 chars)

   Pure Cuteness. This home features nice size rooms with lots of natural light. It has an extra room off of the carport which is used as the laundry room and storage. Has a lot of character. You for sure do not want to miss out on this home. Seller is motivated!!

6. 2022-05-19
   soldstatus
7. 2022-03-09
   listed $55,000

   Show marketing remark (261 chars)

   Pure Cuteness. This home features nice size rooms with lots of natural light. It has an extra room off of the carport which is used as the laundry room and storage. Has a lot of character. You for sure do not want to miss out on this home. Seller is motivated!!

8. 2016-05-23
   soldstatus
9. 2015-06-09
   soldstatus
10. 2015-06-05
    soldstatus
11. 2014-04-21
    listed $42,000

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$375/yr (+$31/mo · 93.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,776
• − Mortgage interest: −$4,481
• − Property taxes: −$401
• − Insurance: −$400
• − Repairs & maintenance: −$782
• − Management: −$782
• − Depreciation: −$2,327
• Taxable income: $602
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $1,743/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: Tipton R-VI
• NCES district ID: 2930330
• Math proficiency: 21% ▼ -10.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $44,395
• Composite: 24.78/100
• National rank: #7599
• State rank: #277 of 324 in MO

Livability — Tipton

• Score: 61/100
• State rank: #421
• US rank: #17476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tipton, MO
• Population (ZIP): 4,377

Population outlook (Moniteau County) Hauer SSP2

• Today (2025): 16,265 people
• By 2030: 16,309 · +0.3%
• By 2040: 16,437 · +1.1%
• By 2050: 16,475 · +1.3%
• By 2075: 15,956 · -1.9%
• By 2100: 14,142 · -13.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 7% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Serbian 3% Romanian 2% Slovak 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Moniteau

• 2024 margin: Solid R (+62.8) · D 18.1% · R 80.8% · Other 1.1%
• 2008→2024 swing: -27.0pp toward R · 2008: -35.8pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+62.0 2016: R+60.3 2012: R+48.0 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.94%
• Current HPI: 186.7022
• 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

+90.5% since first listed

14 events — show timeline

• 2026-05-20 Sold (Public Records) — Public Records
• 2026-05-19 Sold (MLS) — WCAR
• 2026-05-19 Sold (MLS) — SOMO
• 2026-05-06 Pending — SOMO
• 2026-05-06 Pending — WCAR
• 2026-04-28 Listed $80,000 SOMO
• 2026-04-27 Listed $80,000 WCAR
• 2022-09-26 Sold (MLS) — WCAR
• 2022-05-19 Sold (Public Records) — Public Records
• 2022-03-09 Listed $55,000 WCAR
• 2016-05-23 Sold (Public Records) — Public Records
• 2015-06-09 Sold (Public Records) — Public Records
• 2015-06-05 Sold (MLS) — LOBR
• 2014-04-21 Listed $42,000 LOBR

Property tax history

+8.2%/yr

Latest (2025): $401 · +9.5% YoY. Source: county tax records.