421 W Cooper St · Maryville, MO 64468

$124,999

4 bd · 1.0 ba · 1,598 sqft · Other · 139 Days on market

Built 1920 8,712 sqft lot ↓ 16% since listing

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity! This 4 bedroom, 1 bath home would make the perfect rental, flip or first home! Loads of potential with the original hardwood floors, craftsman style trim, beautifully detailed baluster and lovely French doors still intact! Several big ticket updates have already been completed including a new roof, newer furnace and updated bathroom. Full basement offers ample storage space and laundry hook ups. Located on a large corner lot adjacent to Judah Park and just minutes from Northwest Missouri State University! 10x10 storage shed stays with property.

Key facts

• Craftsman style trim
• Newer furnace
• French doors

Tags

• ORIGINAL HARDWOOD FLOORS
• CRAFTSMAN STYLE TRIM
• DETAILED BALUSTER
• FRENCH DOORS
• NEW ROOF
• NEWER FURNACE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2 stories; Entry level includes first and second floors
• Construction: Block and metal siding construction; Composition roof; Has basement; Home is over 100 years old
• Exterior features: Corner lot inside city limits; Shed(s); Paved public road frontage

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 4 bedrooms (three upstairs, one on the first floor)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom (second floor)
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Full, unfinished basement; 8 total rooms
• Laundry & utility: Washer; Dryer; Utility room in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.2% in Maryville — 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 79/100 on livability (#23 in MO, #2,122 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D, commute F.
• Maryville R-II (town): math 42% / reading 53% proficiency, ranked #79 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eugene Field Elem. (math 47% / reading 52%, grade D, #284 of 1,115 statewide, top 30%, 318 students, 52% FRL); Maryville High (math 42% / reading 72%, grade C, #51 of 521 statewide, top 11%, 506 students, 31% FRL) — zoned schools average 42% FRL vs 25% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 134 active listings in the ZIP; 49 units permitted in Nodaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Nodaway County population projected at -13% 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 7.4

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: 0.1%
• Equity multiple: 1.01×
• Total profit: $199
• Equity at exit: $18,638

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $26,459
• Equity at exit: $10,808

Cash invested: $35,000 (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 64468

• Home prices YoY: -25.4%
• Active inventory: 134
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $321

Break-even live

Break-even rent $1,010

Max offer price $124,999

Occupancy floor 72%

Sensitivity live

Price	-10% $392	-5% $357	+0% $321	+5% $286	+10% $251
Rent	-10% $210	-5% $265	+0% $321	+5% $377	+10% $433
Rate	-1.0pp $384	-0.5pp $353	base $321	+0.5pp $289	+1.0pp $256

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $124,999 Active 139 DOM
2. 2026-06-18
   days on market $124,999 Active 137 DOM
3. 2026-06-17
   days on market $124,999 Active 136 DOM
4. 2026-06-16
   days on market $124,999 Active 135 DOM
5. 2026-06-15
   days on market $124,999 Active 134 DOM
6. 2026-06-13
   days on market $124,999 Active 132 DOM
7. 2026-06-12
   days on market $124,999 Active 131 DOM
8. 2026-06-09
   days on market $124,999 Active 128 DOM
9. 2026-06-08
   days on market $124,999 Active 127 DOM
10. 2026-06-07
    days on market $124,999 Active 126 DOM
11. 2026-06-07
    days on market $124,999 Active 125 DOM
12. 2026-06-04
    days on market $124,999 Active 122 DOM
13. 2026-06-03
    status $124,999 Active 121 DOM
14. 2026-05-21
    status Pending
15. 2026-05-08
    price $124,999
16. 2026-03-17
    price $129,999
17. 2026-01-20
    listed $139,500 Active
18. 2025-09-30
    historical
19. 2025-04-16
    price $139,000
20. 2025-03-20
    listed $149,000 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: $1,084 · $90/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$128/yr (+$11/mo · 11.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,003
• − Mortgage interest: −$7,002
• − Property taxes: −$1,084
• − Insurance: −$625
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$3,636
• Taxable income: $1,935
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $3,393/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: Maryville R-II
• NCES district ID: 2920490
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $35,045
• Composite: 39.24/100
• National rank: #4005
• State rank: #79 of 324 in MO

Livability — Maryville

• Score: 79/100
• State rank: #23
• US rank: #2122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maryville, MO
• City population: 14,315
• Population (ZIP): 14,315

Population outlook (Nodaway County) Hauer SSP2

• Today (2025): 22,010 people
• By 2030: 21,531 · -2.2%
• By 2040: 20,360 · -7.5%
• By 2050: 19,210 · -12.7%
• By 2075: 17,711 · -19.5%
• By 2100: 16,796 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 3% Hispanic / Latino 3% Two or more races 2% Asian 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% German/W. Germanic 0%

Political lean MEDSL · Nodaway

• 2024 margin: Solid R (+43.7) · D 27.6% · R 71.4% · Other 1.0%
• 2008→2024 swing: -33.2pp toward R · 2008: -10.5pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+40.5 2016: R+40.8 2012: R+27.0 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.91%
• Current HPI: 193.2735
• 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

-16.1% since first listed

7 events — show timeline

• 2026-05-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $124,999 Heartland MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $129,999 Heartland MLS as Distributed by MLS Grid
• 2026-01-20 Listed $139,500 Heartland MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-04-16 Price Changed $139,000 Heartland MLS as Distributed by MLS Grid
• 2025-03-20 Listed $149,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $1,084 · +3.5% YoY. Source: county tax records.