1005 Burford Ct · Doniphan, MO 63935

$159,900

4 bd · 2.0 ba · 960 sqft · Other public records · 39 Days on market

Built 1972 7,840 sqft lot $167/sqft · 130% above area Est $118k · 35% over

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Why this score? — see what drove the F 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 +9.5/30.0
• Appreciation +7.6/10.0
• Livability +3.0/5.0
• DSCR +2.7/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Located steps away from the Doniphan School, this 4 bedroom, 2 bathroom home has laminate wood floors throughout the main level. The bedrooms are a split plan with three located on the main floor and one located in the basement. The laundry is also located in the basement. This home also has a kitchenette in the basement.

Key facts

• Kitchenette
• New flooring
• New paint

Tags

• REMODELED HOME
• NEW CABINETS
• NEW PAINT
• NEW FLOORING
• NEW APPLIANCES
• KITCHENETTE

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electricity connected (220 volts); Natural gas connected
• Home design: Single family residence; Two levels; Residential property
• Construction: Vinyl siding; Finished living area includes below-grade finished space
• Exterior features: Back yard

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 4 bedrooms total — 3 on the main level, 1 on the lower level
• Bathrooms: 2 full bathrooms — 1 on the main level, 1 on the lower level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Range; Refrigerator; Finished basement with 8+ ft poured walls; Central air
• Laundry & utility: Natural gas heating with forced air

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (34.6% below list).
• Recommended offer: $105k (34.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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-, 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 Middle (math 15% / reading 33%, grade F, #326 of 391 statewide, top 84%, 361 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.
• Market conditions: 128 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k 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.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,576 (34.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.65% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 12.7

CMA / ARV

• ARV (median comp): $118,400
• List price: $159,900
• Delta: 35.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.7%
• Equity multiple: 1.69×
• Total profit: $30,918
• Equity at exit: $91,973

10-year hold

• IRR: 12.0%
• Equity multiple: 3.21×
• Total profit: $98,905
• Equity at exit: $159,868

Cash invested: $44,772 (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: 128
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-112

Break-even live

Break-even rent $1,187

Max offer price $140,131

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-67	+0% $-112	+5% $-157	+10% $-202
Rent	-10% $-195	-5% $-153	+0% $-112	+5% $-71	+10% $-29
Rate	-1.0pp $-31	-0.5pp $-71	base $-112	+0.5pp $-153	+1.0pp $-195

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $159,900 Active 39 DOM
2. 2026-06-21
   days on market $159,900 Active 38 DOM
3. 2026-06-21
   days on market $159,900 Active 37 DOM
4. 2026-06-18
   days on market $159,900 Active 35 DOM
5. 2026-06-17
   days on market $159,900 Active 34 DOM
6. 2026-06-16
   days on market $159,900 Active 33 DOM
7. 2026-06-15
   days on market $159,900 Active 32 DOM
8. 2026-06-13
   days on market $159,900 Active 30 DOM
9. 2026-06-12
   days on market $159,900 Active 29 DOM
10. 2026-06-09
    days on market $159,900 Active 26 DOM
11. 2026-06-08
    days on market $159,900 Active 25 DOM
12. 2026-06-07
    days on market $159,900 Active 24 DOM
13. 2026-06-07
    days on market $159,900 Active 23 DOM
14. 2026-06-04
    days on market $159,900 Active 20 DOM
15. 2026-06-02
    days on market $159,900 Active 19 DOM
16. 2026-06-01
    days on market $159,900 Active 18 DOM
17. 2026-05-31
    days on market $159,900 Active 17 DOM
18. 2026-05-14
    listed $159,900 Active 361-char remark
19. 2025-08-14
    soldstatus Closed 326-char remark

    Show marketing remark (326 chars)

    Located steps away from the Doniphan School, this 4 bedroom, 2 bathroom home has laminate wood floors throughout the main level. The bedrooms are a split plan with three located on the main floor and one located in the basement. The laundry is also located in the basement. This home also has a kitchenette in the basement.

20. 2025-08-12
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Located steps away from the Doniphan School, this 4 bedroom, 2 bathroom home has laminate wood floors throughout the main level. The bedrooms are a split plan with three located on the main floor and one located in the basement. The laundry is also located in the basement. This home also has a kitchenette in the basement.

21. 2025-07-22
    historical Active Under Contract 326-char remark

    Show marketing remark (326 chars)

    Located steps away from the Doniphan School, this 4 bedroom, 2 bathroom home has laminate wood floors throughout the main level. The bedrooms are a split plan with three located on the main floor and one located in the basement. The laundry is also located in the basement. This home also has a kitchenette in the basement.

22. 2025-07-21
    status Active 326-char remark

    Show marketing remark (326 chars)

    Located steps away from the Doniphan School, this 4 bedroom, 2 bathroom home has laminate wood floors throughout the main level. The bedrooms are a split plan with three located on the main floor and one located in the basement. The laundry is also located in the basement. This home also has a kitchenette in the basement.

23. 2025-06-24
    historical Active Under Contract 326-char remark

    Show marketing remark (326 chars)

    Located steps away from the Doniphan School, this 4 bedroom, 2 bathroom home has laminate wood floors throughout the main level. The bedrooms are a split plan with three located on the main floor and one located in the basement. The laundry is also located in the basement. This home also has a kitchenette in the basement.

24. 2025-06-13
    listed $99,500 Active 326-char remark

    Show marketing remark (326 chars)

    Located steps away from the Doniphan School, this 4 bedroom, 2 bathroom home has laminate wood floors throughout the main level. The bedrooms are a split plan with three located on the main floor and one located in the basement. The laundry is also located in the basement. This home also has a kitchenette in the basement.

25. 2013-10-25
    soldstatus
26. 2013-07-02
    listed $29,900

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$1,156/yr (+$96/mo · 292.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% 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: $12,549
• − Mortgage interest: −$8,957
• − Property taxes: −$395
• − Insurance: −$800
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$4,652
• Taxable loss: −$4,262
• Est. tax savings @ 24.0%: +$1,023
• After-tax cash flow: $-320/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

+434.8% since first listed

9 events — show timeline

• 2026-05-14 Listed $159,900 MARIS as Distributed by MLS Grid
• 2025-08-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-08-12 Pending — MARIS as Distributed by MLS Grid
• 2025-07-22 Contingent — MARIS as Distributed by MLS Grid
• 2025-07-21 Relisted — MARIS as Distributed by MLS Grid
• 2025-06-24 Contingent — MARIS as Distributed by MLS Grid
• 2025-06-13 Listed $99,500 MARIS as Distributed by MLS Grid
• 2013-10-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-07-02 Listed $29,900 MARIS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $395 · +4.3% YoY. Source: county tax records.