685 State Hwy 142e · Doniphan, MO 63935

$175,000

4 bd · 1.5 ba · 5,600 sqft · SingleFamily · 35 Days on market

Built 1981

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Why this score? — see what drove the D 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 +10.2/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Wow! Pristine, approximately 5600 square feet church building on 1 acre. This property is fenced around the perimeter and has a quaint and peaceful setting. If you're looking for a new building for a startup or growing congregation, this is it! This church comes complete with the pews and pulpit and even the baptistry is still in place! Not looking for a church setting? This would make an amazing apartment building. Utilities and plumbing in the full basement with some walls already in place could be utilized to transform the space. By appointment only. Listed at $199,900 50 Year metal roof installed in 2005, New furnace in 2015, Building built in 1982

Key facts

• Fenced perimeter
• Full basement
• Parking

Tags

• FENCED PERIMETER
• FULL BASEMENT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Has carport with 1 carport space
• Utilities: Public water; Septic tank sewer; Electricity connected (three-phase available); Natural gas connected; Phone available
• Home design: Single-family residence; Residential property; Two levels; Living area reported as 5,600 total (2,800 above grade, 2,800 below grade)
• Construction: Brick and vinyl siding construction
• Exterior features: Perimeter fencing; Back yard and front yard; Adjoins wooded area

Interior

• Bedrooms: 4 bedrooms total; 1 bedroom on the main level; 3 bedrooms on the lower level
• Bathrooms: 3 half baths total; 2 half baths on the main level; 1 half bath on the lower level
• Heating & cooling: Electric and natural gas heating; Central air conditioning
• Interior features: Full basement; Total of 12 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (19.8% below list).
• Recommended offer: $140k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 $10k of equity ($1k loan paydown + $9k 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 5y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,343 (19.8% 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 35 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.80% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.2%
• Equity multiple: 1.72×
• Total profit: $35,343
• Equity at exit: $100,658

10-year hold

• IRR: 12.4%
• Equity multiple: 3.28×
• Total profit: $111,815
• Equity at exit: $174,965

Cash invested: $49,000 (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 63935

• Home prices YoY: 4.4%
• Active inventory: 128
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-101

Break-even live

Break-even rent $1,531

Max offer price $160,432

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-40	+0% $-101	+5% $-161	+10% $-222
Rent	-10% $-212	-5% $-156	+0% $-101	+5% $-45	+10% $10
Rate	-1.0pp $-13	-0.5pp $-56	base $-101	+0.5pp $-146	+1.0pp $-192

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-22
   days on market $175,000 Active 35 DOM
2. 2026-06-21
   days on market $175,000 Active 34 DOM
3. 2026-06-21
   days on market $175,000 Active 33 DOM
4. 2026-06-18
   days on market $175,000 Active 31 DOM
5. 2026-06-17
   days on market $175,000 Active 30 DOM
6. 2026-06-16
   days on market $175,000 Active 29 DOM
7. 2026-06-16
   price $175,000 Active 28 DOM
8. 2026-06-15
   days on market $199,900 Active 28 DOM
9. 2026-06-13
   days on market $199,900 Active 26 DOM
10. 2026-06-12
    days on market $199,900 Active 25 DOM
11. 2026-06-09
    days on market $199,900 Active 22 DOM
12. 2026-06-08
    days on market $199,900 Active 21 DOM
13. 2026-06-07
    days on market $199,900 Active 20 DOM
14. 2026-06-07
    days on market $199,900 Active 19 DOM
15. 2026-06-04
    days on market $199,900 Active 16 DOM
16. 2026-06-02
    days on market $199,900 Active 15 DOM
17. 2026-06-01
    days on market $199,900 Active 14 DOM
18. 2026-05-31
    days on market $199,900 Active 13 DOM
19. 2026-05-18
    listed $199,900 Active
20. 2026-01-30
    soldstatus Closed
21. 2025-12-30
    historical Active Under Contract
22. 2025-12-22
    status Active
23. 2025-12-12
    price $599,900
24. 2025-11-17
    price $199,900
25. 2025-10-17
    listed $225,000 Active
26. 2025-10-17
    listed $640,000 Active
27. 2025-10-13
    status Pending
28. 2025-09-29
    listed $250,000 Active
29. 2025-08-20
    soldstatus Closed
30. 2025-07-28
    status Pending
31. 2025-07-22
    listed $120,000 Active
32. 2024-07-12
    soldstatus Closed
33. 2024-05-30
    status Pending
34. 2024-05-02
    listed $285,000 Active
35. 2023-08-04
    soldstatus Closed
36. 2023-07-14
    historical
37. 2023-06-23
    status Pending
38. 2023-06-21
    price $110,000
39. 2023-06-19
    status Active
40. 2023-06-12
    status Pending
41. 2023-06-07
    listed $139,900 Active
42. 2023-05-06
    listed $118,000 Active
43. 2023-03-31
    soldstatus Closed
44. 2023-03-12
    status Pending
45. 2023-03-10
    soldstatus Closed
46. 2023-02-16
    status Pending
47. 2023-01-31
    price $209,000
48. 2022-12-08
    historical Active Under Contract
49. 2022-11-04
    listed $295,000 Active
50. 2022-06-29
    listed $215,000 Active

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,841
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$5,091
• Taxable loss: −$4,247
• Est. tax savings @ 24.0%: +$1,019
• After-tax cash flow: $-189/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

+5.5% since first listed

36 events — show timeline

• 2026-05-18 Listed $199,900 MARIS as Distributed by MLS Grid
• 2026-01-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-12-30 Contingent — MARIS as Distributed by MLS Grid
• 2025-12-22 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-12 Price Changed $599,900 MARIS as Distributed by MLS Grid
• 2025-11-17 Price Changed $199,900 MARIS as Distributed by MLS Grid
• 2025-10-17 Listed $225,000 MARIS as Distributed by MLS Grid
• 2025-10-17 Listed $640,000 MARIS as Distributed by MLS Grid
• 2025-10-13 Pending — MARIS as Distributed by MLS Grid
• 2025-09-29 Listed $250,000 MARIS as Distributed by MLS Grid
• 2025-08-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-07-28 Pending — MARIS as Distributed by MLS Grid
• 2025-07-22 Listed $120,000 MARIS as Distributed by MLS Grid
• 2024-07-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-05-30 Pending — MARIS as Distributed by MLS Grid
• 2024-05-02 Listed $285,000 MARIS as Distributed by MLS Grid
• 2023-08-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-07-14 Delisted — MARIS as Distributed by MLS Grid
• 2023-06-23 Pending — MARIS as Distributed by MLS Grid
• 2023-06-21 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2023-06-19 Relisted — MARIS as Distributed by MLS Grid
• 2023-06-12 Pending — MARIS as Distributed by MLS Grid
• 2023-06-07 Listed $139,900 MARIS as Distributed by MLS Grid
• 2023-05-06 Listed $118,000 MARIS as Distributed by MLS Grid
• 2023-03-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-03-12 Pending — MARIS as Distributed by MLS Grid
• 2023-03-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-02-16 Pending — MARIS as Distributed by MLS Grid
• 2023-01-31 Price Changed $209,000 MARIS as Distributed by MLS Grid
• 2022-12-08 Contingent — MARIS as Distributed by MLS Grid
• 2022-11-04 Listed $295,000 MARIS as Distributed by MLS Grid
• 2022-06-29 Listed $215,000 MARIS as Distributed by MLS Grid
• 2021-10-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-10-19 Price Changed $60,000 MARIS as Distributed by MLS Grid
• 2021-09-16 Pending — MARIS as Distributed by MLS Grid
• 2021-05-20 Listed $189,500 MARIS as Distributed by MLS Grid