301 E Cooper St Unit 305 E. Cooper St. · Sedalia, MO 65301

$65,000

3 bd · 1.0 ba · 768 sqft · SingleFamily · 12 Days on market

Built 1959 Fair condition 8,575 sqft lot Est $112k · 42% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention Investors! Are you looking for your next flip house or rental property? This little home sits on 2 lots and has alot of potential! It offers 3 bedrooms, 1 bath, Newer storage shed, and a privacy fenced back yard! It now has a new sidewalk in front of the home. The stove, refrigerator, washer & dryer all stay with this property. With the right vision and a little work, this home would make a great starter home or rental property. Don't wait on this one! Priced to sell quick! Property being sold "As Is".

Key facts

• 2 lots
• Newer storage shed
• New sidewalk

Tags

• 2 LOTS
• PRIVACY FENCED BACK YARD
• NEW SIDEWALK
• NEWER STORAGE SHED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; 220V electrical service
• Home design: Single-family residential property
• Construction: Vinyl siding
• Exterior features: Covered porch; Deck; Fenced backyard with privacy; Shed(s); Composition roof; Public-maintained road access; Lot roughly 49 x 175 feet (about 0.197 acres)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Electric oven, Electric range, Refrigerator; Crawl space basement
• Laundry & utility: Washer; Dryer; 220V electrical service (including 220V in laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 16.1% vs local median 4.3% in Sedalia — 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 71/100 on livability (#107 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, crime F, commute F.
• Sedalia 200 (town): math 47% / reading 46% proficiency, ranked #89 of 324 in MO (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 220 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 109 units permitted in Pettis County in 2024 (46 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pettis County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.91% ✓
• Cap rate: 16.09%
• Cash-on-cash: 34.99%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $112,128
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
527 N Grand Ave	0.68mi	2/1.0 (-1)	815 (+6%)	19mo	$119,000	$146	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: 30.5%
• Equity multiple: 2.28×
• Total profit: $23,284
• Equity at exit: $9,692

10-year hold

• IRR: 37.8%
• Equity multiple: 4.51×
• Total profit: $63,872
• Equity at exit: $5,620

Cash invested: $18,200 (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 65301

• Home prices YoY: -21.8%
• Active inventory: 220
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $531

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 52%

Sensitivity live

Price	-10% $576	-5% $553	+0% $531	+5% $508	+10% $486
Rent	-10% $433	-5% $482	+0% $531	+5% $580	+10% $629
Rate	-1.0pp $563	-0.5pp $547	base $531	+0.5pp $514	+1.0pp $497

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 E 10th St Sedalia, MO	2.0	1.0	864	$1,750	$2.03	45d	1	1.01mi

Listing history 10 events

1. 2026-06-17
   status $65,000 Pending 12 DOM
2. 2026-06-17
   days on market $65,000 Active 12 DOM
3. 2026-06-16
   days on market $65,000 Active 11 DOM
4. 2026-06-15
   days on market $65,000 Active 10 DOM
5. 2026-06-14
   days on market $65,000 Active 8 DOM
6. 2026-06-12
   pricedays on market $65,000 Active 7 DOM
7. 2026-06-09
   days on market $75,000 Active 4 DOM
8. 2026-06-08
   days on market $75,000 Active 3 DOM
9. 2026-06-07
   remarks 523-char remark
10. 2026-06-07
    listed $75,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 0% 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: $14,884
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$1,891
• Taxable income: $5,671
• Est. tax owed @ 24.0%: −$1,361
• After-tax cash flow: $5,007/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires extensive repairs and maintenance, including a new roof, repainting, new flooring, and repairs to the interior walls, landscaping, and fencing. A new HVAC unit would also be beneficial. The home has potential and could be a great investment with the right updates.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major siding — The siding is peeling and the paint is chipping, indicating a need for repainting and possibly repainting.
• Major flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls have visible cracks and peeling paint, indicating a need for repairs and repainting.
• Major landscaping — The landscaping is overgrown and unkempt, with weeds and grass growing in the yard.
• Major fencing — The fencing is in poor condition, with some sections appearing to be damaged or missing.
• Major HVAC — The HVAC unit appears to be old and in need of maintenance or replacement.

Value-add opportunities

• Resale New roof — A new roof will significantly improve the home's appearance and increase its resale value.
• Resale Repainting and repainting the siding — Repainting the siding will improve the home's appearance and increase its resale value.
• Resale New flooring — New flooring will improve the home's appearance and increase its resale value.
• Resale Repairs and repainting the interior walls — Repairs and repainting the interior walls will improve the home's appearance and increase its resale value.
• Resale Landscaping and fencing repairs — Landscaping and fencing repairs will improve the home's appearance and increase its resale value.
• Resale New HVAC unit — A new HVAC unit will improve the home's comfort and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
siding · The siding is peeling and the paint is chipping, indicating a need for repainting and possibly repainting.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls have visible cracks and peeling paint, indicating a need for repairs and repainting.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and unkempt, with weeds and grass growing in the yard.	Major	$15,000–50,000
fencing · The fencing is in poor condition, with some sections appearing to be damaged or missing.	Major	$15,000–50,000
HVAC · The HVAC unit appears to be old and in need of maintenance or replacement.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale New roof — A new roof will significantly improve the home's appearance and increase its resale value. ↑
• Resale Repainting and repainting the siding — Repainting the siding will improve the home's appearance and increase its resale value. ↑
• Resale New flooring — New flooring will improve the home's appearance and increase its resale value. ↑
• Resale Repairs and repainting the interior walls — Repairs and repainting the interior walls will improve the home's appearance and increase its resale value. ↑
• Resale Landscaping and fencing repairs — Landscaping and fencing repairs will improve the home's appearance and increase its resale value. ↑
• Resale New HVAC unit — A new HVAC unit will improve the home's comfort and increase its resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sedalia 200
• NCES district ID: 2927830
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $37,452
• Composite: 38.7/100
• National rank: #4141
• State rank: #89 of 324 in MO

Livability — Sedalia

• Score: 71/100
• State rank: #107
• US rank: #6990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sedalia, MO
• County: Pettis County · 35,091 people
• City population: 35,091
• Metro: Sedalia, MO
• Population (ZIP): 35,091
• Household income: $58,064
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1021.0

Population outlook (Pettis County) Hauer SSP2

• Today (2025): 41,992 people
• By 2030: 41,584 · -1.0%
• By 2040: 40,483 · -3.6%
• By 2050: 39,049 · -7.0%
• By 2075: 35,413 · -15.7%
• By 2100: 30,870 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Subsaharan African 3% Lithuanian 2% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 87% English-only · Spanish 7% Russian/Polish/Slavic 4% German/W. Germanic 1%

Political lean MEDSL · Pettis

• 2024 margin: Solid R (+48.8) · D 24.9% · R 73.7% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -22.4pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+47.5 2016: R+46.9 2012: R+28.8 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.80%
• Current HPI: 292.8224
• Rent YoY: —
• Metro: Sedalia, 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

1 event — show timeline

• 2026-06-05 Listed $75,000 WCAR