509 Plum St · Doniphan, MO 63935

$79,900

1 bd · 1.0 ba · 736 sqft · Other public records · 38 Days on market

Built 1947 0.28 ac lot $109/sqft · 29% above area Est $79k · at est.

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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 +24.6/30.0
• DSCR +8.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.0/15.0
• 1% rule +5.0/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 bedroom, 1 bath bungalow home that would make a great rental or nice investment property. Home is livable now and sits on a nice 229' x 108' corner lot that runs from front street to back street. Really nice 20 x 18 storage bldg sits in back along with a smaller storage.

Key facts

• Remodeled
• Washer dryer
• Oven range

Tags

• REMODELED
• 2 LOTS
• REFRIGERATOR
• OVEN RANGE
• WASHER DRYER
• NEW LAMINATE FLOORING

Property features AI

Finance

• Other: Seller may consider concessions; Home warranty: No

Exterior

• Utilities: Public water; Public sewer; Single phase electric; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One level
• Construction: Vinyl siding
• Exterior features: Back yard; City lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Electric heating; Electric cooling; Laminate flooring; Electric Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($803 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#568 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Doniphan R-I (rural): math 27% / reading 39% proficiency, ranked #254 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Doniphan Elem. (378 students, 99% FRL); Doniphan High (math 54% / reading 57%, grade C, #61 of 521 statewide, top 12%, 476 students, 99% FRL) — zoned schools average 99% FRL vs 63% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 56% at this address vs 33% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Doniphan R-I average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 127 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($552 loan paydown + $4k appreciation (5.1% local appreciation)).
• Ripley County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

• ARV (median comp): $79,005
• List price: $79,900
• Delta: 1.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.32×
• Total profit: $29,569
• Equity at exit: $45,958

10-year hold

• IRR: 20.4%
• Equity multiple: 4.57×
• Total profit: $79,910
• Equity at exit: $79,884

Cash invested: $22,372 (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 63935

• Home prices YoY: 4.4%
• Active inventory: 127
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $803 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$16 /mo · $192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $166

Break-even live

Break-even rent $593

Max offer price $79,900

Occupancy floor 74%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $79,900 Active 38 DOM
2. 2026-06-17
   days on market $79,900 Active 37 DOM
3. 2026-06-16
   days on market $79,900 Active 36 DOM
4. 2026-06-15
   days on market $79,900 Active 35 DOM
5. 2026-06-13
   days on market $79,900 Active 33 DOM
6. 2026-06-12
   days on market $79,900 Active 32 DOM
7. 2026-06-09
   days on market $79,900 Active 29 DOM
8. 2026-06-08
   days on market $79,900 Active 28 DOM
9. 2026-06-07
   days on market $79,900 Active 27 DOM
10. 2026-06-07
    days on market $79,900 Active 26 DOM
11. 2026-06-04
    days on market $79,900 Active 23 DOM
12. 2026-06-02
    days on market $79,900 Active 22 DOM
13. 2026-06-01
    days on market $79,900 Active 21 DOM
14. 2026-05-31
    days on market $79,900 Active 20 DOM
15. 2026-05-11
    listed $79,900 Active 282-char remark
16. 2025-02-12
    historical
17. 2024-10-02
    price $34,900
18. 2024-07-22
    listed $39,900 Active
19. 2022-10-21
    soldstatus Closed

    Show marketing remark (273 chars)

    2 bedroom, 1 bath bungalow home that would make a great rental or nice investment property. Home is livable now and sits on a nice 229' x 108' corner lot that runs from front street to back street. Really nice 20 x 18 storage bldg sits in back along with a smaller storage.

20. 2022-09-03
    status Pending

    Show marketing remark (273 chars)

    2 bedroom, 1 bath bungalow home that would make a great rental or nice investment property. Home is livable now and sits on a nice 229' x 108' corner lot that runs from front street to back street. Really nice 20 x 18 storage bldg sits in back along with a smaller storage.

21. 2022-08-09
    status Active

    Show marketing remark (273 chars)

    2 bedroom, 1 bath bungalow home that would make a great rental or nice investment property. Home is livable now and sits on a nice 229' x 108' corner lot that runs from front street to back street. Really nice 20 x 18 storage bldg sits in back along with a smaller storage.

22. 2022-01-14
    status Pending

    Show marketing remark (273 chars)

    2 bedroom, 1 bath bungalow home that would make a great rental or nice investment property. Home is livable now and sits on a nice 229' x 108' corner lot that runs from front street to back street. Really nice 20 x 18 storage bldg sits in back along with a smaller storage.

23. 2022-01-14
    historical Active Under Contract

    Show marketing remark (273 chars)

    2 bedroom, 1 bath bungalow home that would make a great rental or nice investment property. Home is livable now and sits on a nice 229' x 108' corner lot that runs from front street to back street. Really nice 20 x 18 storage bldg sits in back along with a smaller storage.

24. 2022-01-14
    listed $29,900 Active

    Show marketing remark (273 chars)

    2 bedroom, 1 bath bungalow home that would make a great rental or nice investment property. Home is livable now and sits on a nice 229' x 108' corner lot that runs from front street to back street. Really nice 20 x 18 storage bldg sits in back along with a smaller storage.

25. 2019-01-02
    soldstatus
26. 2018-12-31
    soldstatus
27. 2018-09-08
    listed $14,900

ⓘ 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: $192 · $16/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$583/yr (+$49/mo · 303.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,630
• − Mortgage interest: −$4,476
• − Property taxes: −$192
• − Insurance: −$400
• − Repairs & maintenance: −$770
• − Management: −$770
• − Depreciation: −$2,324
• Taxable income: $698
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $1,821/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: Doniphan R-I
• NCES district ID: 2910920
• Math proficiency: 27% ▼ -3.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $31,818
• Composite: 26.91/100
• National rank: #7085
• State rank: #254 of 324 in MO

Livability — Doniphan

• Score: 59/100
• State rank: #568
• US rank: #20561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Doniphan, MO
• Population (ZIP): 8,017

Population outlook (Ripley County) Hauer SSP2

• Today (2025): 13,011 people
• By 2030: 12,515 · -3.8%
• By 2040: 11,512 · -11.5%
• By 2050: 10,427 · -19.9%
• By 2075: 7,833 · -39.8%
• By 2100: 5,692 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Ripley

• 2024 margin: Solid R (+73.0) · D 13.2% · R 86.2%
• 2008→2024 swing: -43.0pp toward R · 2008: -30.1pp · 2024: -73.0pp
• All cycles: 2024: R+73.0 2020: R+70.1 2016: R+66.9 2012: R+44.6 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.14%
• Current HPI: 122.3339
• 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

+436.2% since first listed

13 events — show timeline

• 2026-05-11 Listed $79,900 MARIS as Distributed by MLS Grid
• 2025-02-12 Delisted — MARIS as Distributed by MLS Grid
• 2024-10-02 Price Changed $34,900 MARIS as Distributed by MLS Grid
• 2024-07-22 Listed $39,900 MARIS as Distributed by MLS Grid
• 2022-10-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-09-03 Pending — MARIS as Distributed by MLS Grid
• 2022-08-09 Relisted — MARIS as Distributed by MLS Grid
• 2022-01-14 Pending — MARIS as Distributed by MLS Grid
• 2022-01-14 Contingent — MARIS as Distributed by MLS Grid
• 2022-01-14 Listed $29,900 MARIS as Distributed by MLS Grid
• 2019-01-02 Sold (Public Records) — Public Records
• 2018-12-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-09-08 Listed $14,900 MARIS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $192 · +0.4% YoY. Source: county tax records.