425 Eisenhower St · Doolittle, MO 65401

$179,000

4 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 14 Days on market

Built 1967 3.98 ac lot

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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 +15.7/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.9/10.0
• 1% rule +3.0/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Key facts

• 3.98 acre lot
• 6 garage spots
• Built 1967

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence); Above-grade finished area reported as 1,568 (assessor); Lot size about 3.98 acres
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: Garage with 6 spaces
• Utilities: Private well water; Public sewer; 220-volt electric service; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One story; Private ownership
• Construction: Metal roof; Construction materials: Unknown
• Exterior features: Adjoins wooded area; Located on a cul-de-sac; Pole barn; Additional garage structures

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Four bedrooms (all on the main level)
• Bathrooms: Two full bathrooms (on the main level)
• Interior features: Central air conditioning; Other heating
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $80 ($963/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (19.8% below list).
• Recommended offer: $144k (19.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#687 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Newburg R-II (rural): math 15% / reading 28% proficiency, ranked #299 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Newburg Elem. (math 17% / reading 22%, grade F, #941 of 1,115 statewide, top 86%, 194 students, 66% FRL); Newburg High (math 12% / reading 32%, grade F, #462 of 521 statewide, top 90%, 208 students, 55% FRL).
• Market conditions: Rents rising fast (+10.2%/yr); 271 active listings in the ZIP; 162 units permitted in Phelps County in 2024 (83 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Phelps County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,623 (19.8% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.67×
• Total profit: $-16,396
• Equity at exit: $26,689

10-year hold

• IRR: 5.9%
• Equity multiple: 1.53×
• Total profit: $26,481
• Equity at exit: $15,477

Cash invested: $50,120 (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 65401

• Home prices YoY: -26.4%
• Rents YoY: 10.2%
• Active inventory: 271
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $80

Break-even live

Break-even rent $1,335

Max offer price $179,000

Occupancy floor 89%

Sensitivity live

Price	-10% $182	-5% $131	+0% $80	+5% $30	+10% $-21
Rent	-10% $-33	-5% $24	+0% $80	+5% $137	+10% $194
Rate	-1.0pp $170	-0.5pp $126	base $80	+0.5pp $34	+1.0pp $-13

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-03
   status $179,000 Pending 14 DOM
2. 2026-06-02
   days on market $179,000 Active 14 DOM
3. 2026-06-01
   days on market $179,000 Active 13 DOM
4. 2026-05-31
   days on market $179,000 Active 12 DOM
5. 2026-05-30
   days on market $179,000 Active 11 DOM
6. 2026-05-19
   listed $179,000 Active
7. 2026-05-19
   historical $179,000
8. 2000-10-06
   soldstatus

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $1,736 · $145/mo
• Expected delta: +$1,243/yr (+$104/mo · 252.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,235
• − Mortgage interest: −$10,027
• − Property taxes: −$493
• − Insurance: −$895
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$5,207
• Taxable loss: −$2,145
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $1,478/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: Newburg R-II
• NCES district ID: 2922140
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $39,225
• Composite: 18.08/100
• National rank: #8976
• State rank: #299 of 324 in MO

Livability — Doolittle

• Score: 56/100
• State rank: #687
• US rank: #22560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Doolittle, MO
• County: Phelps County · 42,017 people
• Metro: Rolla, MO
• Population (ZIP): 32,714
• Household income: $56,081
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1122.0

Population outlook (Phelps County) Hauer SSP2

• Today (2025): 44,188 people
• By 2030: 43,524 · -1.5%
• By 2040: 41,211 · -6.7%
• By 2050: 38,977 · -11.8%
• By 2075: 33,846 · -23.4%
• By 2100: 27,828 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 2%
• Foreign-born: 6% · China, Canada
• Languages at home: 93% English-only · Chinese 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Phelps

• 2024 margin: Solid R (+42.9) · D 27.9% · R 70.8% · Other 1.3%
• 2008→2024 swing: -20.7pp toward R · 2008: -22.2pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+40.1 2016: R+42.9 2012: R+33.5 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.69%
• Current HPI: 172.421
• Rent YoY: ▲ 10.25%
• Metro: Rolla, MO
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-19 Listed $179,000 MARIS as Distributed by MLS Grid
• 2026-05-19 Coming Soon $179,000 MARIS as Distributed by MLS Grid
• 2000-10-06 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $493 · +18.8% YoY. Source: county tax records.