408 4th St · Doniphan, MO 63935

$110,000

3 bd · 1.0 ba · 950 sqft · Other public records · 288 Days on market

Built 1957 8,712 sqft lot

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Why this score? — see what drove the C- 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 +16.2/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check out this beautifully updated 3-bedroom, 1-bath home located on a spacious corner lot within the city limits! This move-in-ready property features numerous recent upgrades, including a new roof, new windows, fresh interior and exterior paint, and stylish new cabinets that give the home a modern, refreshed feel. The large lot provides plenty of room for outdoor activities, gardening, or future additions. Conveniently located close to local amenities, this home offers the perfect combination of comfort, updates, and value. Don't miss your opportunity to own this charming, updated home!

Key facts

• Tile flooring
• Corner lot
• 8,712 sq ft lot

Tags

• CORNER LOT
• TILE FLOORING

Property features AI

Finance

• Financial info: Seller may consider concessions

Exterior

• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family house; One level; Private ownership; Facing not specified
• Construction: Lap siding; Combination foundation; Built year not specified
• Exterior features: Back yard; Corner lot

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Electric range; Electric water heater; Central air
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $59 ($709/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 $90k (18.5% below list).
• Recommended offer: $90k (18.5% below list) — sets the bar for 1% rule.

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: 128 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($761 loan paydown + $6k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,663 (18.5% below list)

Questions for the listing agent

1. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 0.82% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 10.2

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: 15.2%
• Equity multiple: 1.97×
• Total profit: $29,940
• Equity at exit: $63,271

10-year hold

• IRR: 15.6%
• Equity multiple: 3.82×
• Total profit: $86,768
• Equity at exit: $109,978

Cash invested: $30,800 (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: 10.2×

Monthly cashflow live

• Estimated rent: $897 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$27 /mo · $319/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $59

Break-even live

Break-even rent $822

Max offer price $110,000

Occupancy floor 88%

Sensitivity live

Price	-10% $121	-5% $90	+0% $59	+5% $28	+10% $-3
Rent	-10% $-12	-5% $24	+0% $59	+5% $94	+10% $130
Rate	-1.0pp $114	-0.5pp $87	base $59	+0.5pp $31	+1.0pp $2

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $110,000 Active 288 DOM
2. 2026-06-18
   days on market $110,000 Active 286 DOM
3. 2026-06-17
   days on market $110,000 Active 285 DOM
4. 2026-06-16
   days on market $110,000 Active 284 DOM
5. 2026-06-16
   remarks 595-char remark
6. 2026-06-16
   listed $110,000 Active 283 DOM

ⓘ 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: $319 · $27/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$748/yr (+$62/mo · 234.4%)

ⓘ 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 · 20 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: $10,760
• − Mortgage interest: −$6,162
• − Property taxes: −$319
• − Insurance: −$550
• − Repairs & maintenance: −$861
• − Management: −$861
• − Depreciation: −$3,200
• Taxable loss: −$1,193
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $995/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

+10.6% since first listed

4 events — show timeline

• 2026-06-15 Relisted — MARIS as Distributed by MLS Grid
• 2026-06-15 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2025-10-06 Price Changed $97,000 MARIS as Distributed by MLS Grid
• 2025-06-13 Listed $99,500 MARIS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $319 · +3.3% YoY. Source: county tax records.