202 Jackson St · Doniphan, MO 63935

$120,000

5 bd · 3.0 ba · 2,194 sqft · SingleFamily · 78 Days on market

Built 1905 Fair condition 0.45 ac lot $55/sqft · 26% below area Est $163k · 26% under ↓ 8% 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• Appreciation +7.6/10.0
• 1% rule +6.4/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Located in the heart of Doniphan, this 2194 +/- sqft home offers space, flexibility, and a convenient in town location. Featuring 5 bedrooms and 3 bathrooms, the property has previously been used as a duplex and could be easily converted back for investment or multi-generational living. The layout includes two separate living areas, each with its own kitchen and laundry space, with one side offering 2 bedrooms and 1 bathroom, and the other featuring 3 bedrooms, 2 bathrooms, and a bright sunroom. Outside, you'll find a fenced-in yard, perfect for pets, kids, or added privacy, making this a versatile property with plenty of potential.

Key facts

• 0.45 acre lot
• Built 1905
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.6% in Doniphan — 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 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-, schools D+, amenities 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.
• Market conditions: 127 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($830 loan paydown + $6k 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 78 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $162,596
• List price: $120,000
• Delta: -26.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 Spring Valley Ln	0.17mi	4/2.0 (-1)	2,200 (+0%)	16mo	$200,000	$91	69
1004 Walnut St	0.51mi	4/2.0 (-1)	2,148 (-2%)	3mo	$229,000	$107	61
106 East Young St	0.35mi	6/2.0 (+1)	1,976 (-10%)	3mo	$89,000	$45	56
5772 State Hwy 142e	0.18mi	4/2.0 (-1)	1,884 (-14%)	5mo	$199,900	$106	55
808 Walnut St	0.40mi	4/2.0 (-1)	2,016 (-8%)	5mo	$119,900	$59	54
1005 Burford Ct	0.54mi	4/2.0 (-1)	1,920 (-12%)	10mo	$99,500	$52	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

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: $44,473
• Equity at exit: $69,023

10-year hold

• IRR: 20.4%
• Equity multiple: 4.58×
• Total profit: $120,373
• Equity at exit: $119,976

Cash invested: $33,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $249

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 77%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 78 DOM
2. 2026-06-17
   days on market $120,000 Active 77 DOM
3. 2026-06-16
   days on market $120,000 Active 76 DOM
4. 2026-06-15
   days on market $120,000 Active 75 DOM
5. 2026-06-13
   days on market $120,000 Active 73 DOM
6. 2026-06-12
   days on market $120,000 Active 72 DOM
7. 2026-06-09
   days on market $120,000 Active 69 DOM
8. 2026-06-08
   days on market $120,000 Active 68 DOM
9. 2026-06-07
   days on market $120,000 Active 67 DOM
10. 2026-06-07
    days on market $120,000 Active 66 DOM
11. 2026-06-04
    days on market $120,000 Active 63 DOM
12. 2026-06-02
    days on market $120,000 Active 62 DOM
13. 2026-06-01
    days on market $120,000 Active 61 DOM
14. 2026-05-31
    days on market $120,000 Active 60 DOM
15. 2026-05-11
    price $120,000 640-char remark

    Show marketing remark (640 chars)

    Located in the heart of Doniphan, this 2194 +/- sqft home offers space, flexibility, and a convenient in town location. Featuring 5 bedrooms and 3 bathrooms, the property has previously been used as a duplex and could be easily converted back for investment or multi-generational living. The layout includes two separate living areas, each with its own kitchen and laundry space, with one side offering 2 bedrooms and 1 bathroom, and the other featuring 3 bedrooms, 2 bathrooms, and a bright sunroom. Outside, you'll find a fenced-in yard, perfect for pets, kids, or added privacy, making this a versatile property with plenty of potential.

16. 2026-04-28
    price $126,000 640-char remark

    Show marketing remark (640 chars)

    Located in the heart of Doniphan, this 2194 +/- sqft home offers space, flexibility, and a convenient in town location. Featuring 5 bedrooms and 3 bathrooms, the property has previously been used as a duplex and could be easily converted back for investment or multi-generational living. The layout includes two separate living areas, each with its own kitchen and laundry space, with one side offering 2 bedrooms and 1 bathroom, and the other featuring 3 bedrooms, 2 bathrooms, and a bright sunroom. Outside, you'll find a fenced-in yard, perfect for pets, kids, or added privacy, making this a versatile property with plenty of potential.

17. 2026-04-01
    listed $130,000 Active 640-char remark

    Show marketing remark (640 chars)

    Located in the heart of Doniphan, this 2194 +/- sqft home offers space, flexibility, and a convenient in town location. Featuring 5 bedrooms and 3 bathrooms, the property has previously been used as a duplex and could be easily converted back for investment or multi-generational living. The layout includes two separate living areas, each with its own kitchen and laundry space, with one side offering 2 bedrooms and 1 bathroom, and the other featuring 3 bedrooms, 2 bathrooms, and a bright sunroom. Outside, you'll find a fenced-in yard, perfect for pets, kids, or added privacy, making this a versatile property with plenty of potential.

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 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: $16,374
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,491
• Taxable income: $1,141
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,710/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 updates to its roof, exterior siding, bathrooms, and HVAC systems. While it has potential, significant investment is needed to bring it up to current standards.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding shows signs of wear and discoloration.
• Major bathrooms — The bathrooms appear to be in poor condition, with visible wear and discoloration.
• Major HVAC and mechanical systems — The HVAC and mechanical systems appear to be in poor condition, with visible wear and discoloration.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and increase its value.
• Both exterior siding repair and painting — A new exterior siding and paint job will improve the home's curb appeal and increase its value.
• Both bathroom updates — Updating the bathrooms will improve the home's functionality and increase its value.
• Both HVAC and mechanical system replacement — A new HVAC and mechanical system will improve the home's comfort and energy efficiency, increasing its 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
exterior siding · The exterior siding shows signs of wear and discoloration.	Major	$15,000–50,000
bathrooms · The bathrooms appear to be in poor condition, with visible wear and discoloration.	Major	$15,000–50,000
HVAC and mechanical systems · The HVAC and mechanical systems appear to be in poor condition, with visible wear and discoloration.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both roof replacement — A new roof will significantly improve the home's appearance and increase its value. ↑
• Both exterior siding repair and painting — A new exterior siding and paint job will improve the home's curb appeal and increase its value. ↑
• Both bathroom updates — Updating the bathrooms will improve the home's functionality and increase its value. ↑
• Both HVAC and mechanical system replacement — A new HVAC and mechanical system will improve the home's comfort and energy efficiency, increasing its 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: 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

-7.7% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2026-04-28 Price Changed $126,000 MARIS as Distributed by MLS Grid
• 2026-04-01 Listed $130,000 MARIS as Distributed by MLS Grid