305 Centre St · Cooter, MO 63839

$114,900

4 bd · 2.0 ba · 1,516 sqft · Other public records · 18 Days on market

Built 1978 8,712 sqft lot $76/sqft · 43% below area Est $203k · 43% under ↓ 10% since listing

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Adorable and spacious 4-bed 2-bath home in the heart of Cooter. This property offers a nice living room area as well as a separate dining and kitchen that leads to a private hall to the primary suite. This home has a nice garage perfect for storage or hosting family gatherings.

Key facts

• Private hall
• Separate dining
• Primary suite

Tags

• LIVING ROOM AREA
• SEPARATE DINING
• PRIVATE HALL
• PRIMARY SUITE
• NICE GARAGE

Property features AI

Finance

• Financial info: Seller may consider concessions

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electricity connected (220 volts)
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: City lot

Interior

• Bedrooms: 4 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Central air

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#381 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime F.
• Cooter R-IV (rural): math 30% / reading 40% proficiency, ranked #385 of 535 in MO (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cooter Elem. (math 34% / reading 34%, grade F, #676 of 1,115 statewide, top 66%, 74 students, 68% FRL); Cooter High (math 5% / reading 57%, grade F, #372 of 521 statewide, top 71%, 135 students, 48% FRL).
• Market conditions: 1 active listings in the ZIP; 17 units permitted in Pemiscot County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($794 loan paydown + $3k appreciation (3.0% local appreciation)).
• Pemiscot County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($113k) 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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: 1.01% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (median comp): $203,034
• List price: $114,900
• Delta: -41.39%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.6%
• Equity multiple: 1.83×
• Total profit: $26,720
• Equity at exit: $51,664

10-year hold

• IRR: 16.3%
• Equity multiple: 3.39×
• Total profit: $76,995
• Equity at exit: $79,620

Cash invested: $32,172 (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 63839

• Active inventory: 1
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $203

Break-even live

Break-even rent $899

Max offer price $114,900

Occupancy floor 77%

Sensitivity live

Price	-10% $268	-5% $235	+0% $203	+5% $170	+10% $138
Rent	-10% $111	-5% $157	+0% $203	+5% $248	+10% $294
Rate	-1.0pp $261	-0.5pp $232	base $203	+0.5pp $173	+1.0pp $143

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $114,900 Active 18 DOM
2. 2026-06-21
   days on market $114,900 Active 17 DOM
3. 2026-06-21
   days on market $114,900 Active 16 DOM
4. 2026-06-18
   days on market $114,900 Active 14 DOM
5. 2026-06-17
   days on market $114,900 Active 13 DOM
6. 2026-06-16
   days on market $114,900 Active 12 DOM
7. 2026-06-15
   days on market $114,900 Active 11 DOM
8. 2026-06-13
   days on market $114,900 Active 9 DOM
9. 2026-06-12
   days on market $114,900 Active 8 DOM
10. 2026-06-09
    days on market $114,900 Active 5 DOM
11. 2026-06-08
    days on market $114,900 Active 4 DOM
12. 2026-06-07
    days on market $114,900 Active 3 DOM
13. 2026-06-05
    pricedays on marketlisting id $114,900 Active 1 DOM
14. 2026-06-04
    days on market $119,000 Active 65 DOM
15. 2026-06-02
    days on market $119,000 Active 64 DOM
16. 2026-06-01
    days on market $119,000 Active 63 DOM
17. 2026-05-31
    days on market $119,000 Active 62 DOM
18. 2026-05-15
    price $119,000 278-char remark
19. 2026-03-30
    listed $127,000 Active 278-char remark
20. 2008-10-14
    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: $720 · $60/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$395/yr (+$33/mo · 54.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,870
• − Mortgage interest: −$6,436
• − Property taxes: −$720
• − Insurance: −$574
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$3,343
• Taxable income: $578
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $2,294/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: Cooter R-IV
• NCES district ID: 2910140
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $43,461
• Composite: 32.34/100
• National rank: #10891
• State rank: #385 of 535 in MO

Livability — Cooter

• Score: 62/100
• State rank: #381
• US rank: #16732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cooter, MO
• City population: 307
• Population (ZIP): 307

Population outlook (Pemiscot County) Hauer SSP2

• Today (2025): 15,803 people
• By 2030: 14,934 · -5.5%
• By 2040: 13,246 · -16.2%
• By 2050: 11,669 · -26.2%
• By 2075: 8,426 · -46.7%
• By 2100: 6,057 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7% Hispanic / Latino 1%
• Common ancestry: Lithuanian 5% Slovak 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Pemiscot

• 2024 margin: Solid R (+49.1) · D 25.3% · R 74.3%
• 2008→2024 swing: -35.9pp toward R · 2008: -13.1pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.6 2016: R+33.5 2012: R+14.6 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-9.5% since first listed

4 events — show timeline

• 2026-06-04 Listed $114,900 MARIS as Distributed by MLS Grid
• 2026-05-15 Price Changed $119,000 MARIS as Distributed by MLS Grid
• 2026-03-30 Listed $127,000 MARIS as Distributed by MLS Grid
• 2008-10-14 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $720 · +4.1% YoY. Source: county tax records.