712 Vine · Doniphan, MO 63935

$129,000

4 bd · 2.0 ba · 2,236 sqft · Other · 390 Days on market

Built 1930 0.30 ac lot $58/sqft · 18% below area Est $157k · 18% under ↓ 11% 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 +20.5/30.0
• ARV discount +15.0/15.0
• Appreciation +7.6/10.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

Historic 1930 4 bed 2 bath home located on a on lot in the heart of Doniphan. Home offers high ceilings on the main floor and a gas fireplace in the living room. Curb appeal with this one offering a traditional porch and great oversized carport in the back offering views of the deer playing in the back yard. Priced right at $145,000.

Key facts

• Traditional porch
• Oversized carport
• Views of deer

Tags

• HIGH CEILINGS
• GAS FIREPLACE
• TRADITIONAL PORCH
• OVERSIZED CARPORT
• VIEWS OF DEER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $129k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 $8k of equity ($892 loan paydown + $7k 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 390 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 390 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 1930 — 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 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. 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $157,458
• List price: $129,000
• Delta: -18.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.0%
• Equity multiple: 2.15×
• Total profit: $41,623
• Equity at exit: $74,199

10-year hold

• IRR: 18.1%
• Equity multiple: 4.21×
• Total profit: $116,045
• Equity at exit: $128,974

Cash invested: $36,120 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $170

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 82%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $129,000 Active 390 DOM
2. 2026-06-17
   days on market $129,000 Active 389 DOM
3. 2026-06-16
   days on market $129,000 Active 388 DOM
4. 2026-06-15
   days on market $129,000 Active 387 DOM
5. 2026-06-13
   days on market $129,000 Active 385 DOM
6. 2026-06-12
   days on market $129,000 Active 384 DOM
7. 2026-06-09
   days on market $129,000 Active 381 DOM
8. 2026-06-08
   days on market $129,000 Active 380 DOM
9. 2026-06-07
   days on market $129,000 Active 379 DOM
10. 2026-06-07
    days on market $129,000 Active 378 DOM
11. 2026-06-04
    days on market $129,000 Active 375 DOM
12. 2026-06-02
    days on market $129,000 Active 374 DOM
13. 2026-06-01
    days on market $129,000 Active 373 DOM
14. 2026-05-31
    days on market $129,000 Active 372 DOM
15. 2026-04-20
    price $129,000 335-char remark

    Show marketing remark (335 chars)

    Historic 1930 4 bed 2 bath home located on a on lot in the heart of Doniphan. Home offers high ceilings on the main floor and a gas fireplace in the living room. Curb appeal with this one offering a traditional porch and great oversized carport in the back offering views of the deer playing in the back yard. Priced right at $145,000.

16. 2026-04-07
    status Active 335-char remark

    Show marketing remark (335 chars)

    Historic 1930 4 bed 2 bath home located on a on lot in the heart of Doniphan. Home offers high ceilings on the main floor and a gas fireplace in the living room. Curb appeal with this one offering a traditional porch and great oversized carport in the back offering views of the deer playing in the back yard. Priced right at $145,000.

17. 2026-03-12
    historical Active Under Contract 335-char remark

    Show marketing remark (335 chars)

    Historic 1930 4 bed 2 bath home located on a on lot in the heart of Doniphan. Home offers high ceilings on the main floor and a gas fireplace in the living room. Curb appeal with this one offering a traditional porch and great oversized carport in the back offering views of the deer playing in the back yard. Priced right at $145,000.

18. 2026-01-05
    status Active 335-char remark

    Show marketing remark (335 chars)

    Historic 1930 4 bed 2 bath home located on a on lot in the heart of Doniphan. Home offers high ceilings on the main floor and a gas fireplace in the living room. Curb appeal with this one offering a traditional porch and great oversized carport in the back offering views of the deer playing in the back yard. Priced right at $145,000.

19. 2025-08-28
    price $135,000 335-char remark

    Show marketing remark (335 chars)

    Historic 1930 4 bed 2 bath home located on a on lot in the heart of Doniphan. Home offers high ceilings on the main floor and a gas fireplace in the living room. Curb appeal with this one offering a traditional porch and great oversized carport in the back offering views of the deer playing in the back yard. Priced right at $145,000.

20. 2025-08-25
    status Active 335-char remark

    Show marketing remark (335 chars)

    Historic 1930 4 bed 2 bath home located on a on lot in the heart of Doniphan. Home offers high ceilings on the main floor and a gas fireplace in the living room. Curb appeal with this one offering a traditional porch and great oversized carport in the back offering views of the deer playing in the back yard. Priced right at $145,000.

21. 2025-08-11
    historical Active Under Contract 335-char remark

    Show marketing remark (335 chars)

    Historic 1930 4 bed 2 bath home located on a on lot in the heart of Doniphan. Home offers high ceilings on the main floor and a gas fireplace in the living room. Curb appeal with this one offering a traditional porch and great oversized carport in the back offering views of the deer playing in the back yard. Priced right at $145,000.

22. 2025-05-19
    listed $145,000 Active 335-char remark

    Show marketing remark (335 chars)

    Historic 1930 4 bed 2 bath home located on a on lot in the heart of Doniphan. Home offers high ceilings on the main floor and a gas fireplace in the living room. Curb appeal with this one offering a traditional porch and great oversized carport in the back offering views of the deer playing in the back yard. Priced right at $145,000.

23. 2024-09-30
    historical
24. 2024-09-19
    historical Active Under Contract
25. 2024-08-09
    listed $145,000 Active

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

Taxation est. · year 1

• Rental income: $16,127
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,753
• Taxable loss: −$12
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $2,045/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

-11.0% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $129,000 MARIS as Distributed by MLS Grid
• 2026-04-07 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-12 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-05 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-28 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2025-08-25 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-11 Contingent — MARIS as Distributed by MLS Grid
• 2025-05-19 Listed $145,000 MARIS as Distributed by MLS Grid
• 2024-09-30 Delisted — MARIS as Distributed by MLS Grid
• 2024-09-19 Contingent — MARIS as Distributed by MLS Grid
• 2024-08-09 Listed $145,000 MARIS as Distributed by MLS Grid