901 Maple St · Doniphan, MO 63935

$99,900

2 bd · 1.0 ba · 1,162 sqft · Other public records · 49 Days on market

Built 1952 10,062 sqft lot $86/sqft · 19% above area Est $110k · 10% under

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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 +23.3/30.0
• ARV discount +11.8/15.0
• Appreciation +7.6/10.0
• DSCR +7.5/10.0
• 1% rule +4.9/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for a great starter home in a quiet neighborhood? This 2, could be 3, bedroom home offers ample living space at an affordable price. This home has nice size bedrooms with a walk in closet in one room that could be considered the primary bedroom. The living room is oversized for a home this size. In the 2 car garage, you will find 2 storage/work rooms, one that is cooled with a window A/C. The eat-in kitchen has space for a dining table and chairs as well as a corner lazy-Susan cabinet for easy access. The appliances all stay! The kitchen has a cookstove, refrigerator and dishwasher. The newer washer and dryer will stay as well! With the metal roof, there will be no worries of needin

Key facts

• Metal roof
• Storage work rooms
• Beautiful front yard

Tags

• WALK IN CLOSET
• STORAGE WORK ROOMS
• CORNER LAZY SUSAN CABINET
• METAL ROOF
• CONCRETE DRIVE
• BEAUTIFUL FRONT YARD

Property features AI

Finance

• Other: Living area reported as 1,533 (source: appraiser); Above-grade finished area reported as 1,533 (source: assessor); Lot size approximately 0.231 acre
• Financial info: Lease not considered

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available; Electricity connected; Natural gas available; Phone available; Sewer connected; Water connected
• Home design: Single-family residence; One level / single story; Residential property
• Construction: Masonite and vinyl siding; Built with traditional construction materials
• Exterior features: City lot

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Ductless heating; Zoned heating; Ductless cooling; ENERGY STAR qualified equipment; Multiple cooling units
• Interior features: Storage; Ductless heating zones; Zoned heating; Ductless cooling; ENERGY STAR qualified cooling equipment; Multiple cooling units
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $99k (0.6% below list).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 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.
• Zoned-school proficiency averages 56% at this address vs 33% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Doniphan R-I average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 127 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($691 loan paydown + $5k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (median comp): $110,396
• List price: $99,900
• Delta: -9.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.9%
• Equity multiple: 2.27×
• Total profit: $35,418
• Equity at exit: $57,461

10-year hold

• IRR: 19.6%
• Equity multiple: 4.45×
• Total profit: $96,588
• Equity at exit: $99,880

Cash invested: $27,972 (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: 8.4×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $183

Break-even live

Break-even rent $762

Max offer price $99,900

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   status $99,900 Pending 49 DOM
2. 2026-06-15
   days on market $99,900 Active Under Contract 49 DOM
3. 2026-06-13
   days on market $99,900 Active Under Contract 47 DOM
4. 2026-06-12
   days on market $99,900 Active Under Contract 46 DOM
5. 2026-06-09
   days on market $99,900 Active Under Contract 43 DOM
6. 2026-06-08
   days on market $99,900 Active Under Contract 42 DOM
7. 2026-06-07
   days on market $99,900 Active Under Contract 41 DOM
8. 2026-06-07
   days on market $99,900 Active Under Contract 40 DOM
9. 2026-06-04
   days on market $99,900 Active Under Contract 37 DOM
10. 2026-06-02
    days on market $99,900 Active Under Contract 36 DOM
11. 2026-06-01
    status $99,900 Active Under Contract 35 DOM
12. 2026-06-01
    days on market $99,900 Active 35 DOM
13. 2026-05-31
    days on market $99,900 Active 34 DOM
14. 2026-04-27
    listed $99,900 Active 965-char remark

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$534/yr (+$45/mo · 122.8%)

ⓘ 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 4/10 Moderate
• 🌡 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: $11,915
• − Mortgage interest: −$5,596
• − Property taxes: −$435
• − Insurance: −$500
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$2,906
• Taxable income: $572
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $2,055/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

3 events — show timeline

• 2026-06-15 Pending — MARIS as Distributed by MLS Grid
• 2026-06-01 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-27 Listed $99,900 MARIS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $435 · +3.5% YoY. Source: county tax records.