504 2nd · Doniphan, MO 63935

$22,500

2 bd · 1.0 ba · 1,098 sqft · SingleFamily · 31 Days on market

Built 1946 Poor condition

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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 +15.0/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Key facts

• 2 parking spots
• Built 1946
• Listed 31 days

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Electric service (other)
• Home design: Single-family residence; Residential property
• Construction: Built with other construction materials; One story
• Exterior features: Back yard

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating; Wall/window cooling units
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $22k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $22k).
• Recommended offer: $22k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.0% 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 $1k of equity ($156 loan paydown + $1k 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $21,825 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 4.22% ✓
• Cap rate: 38.03%
• Cash-on-cash: 113.36%
• DSCR: 6.04
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $90,036
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 N Lafayette St	0.27mi	2/1.0	1,008 (-8%)	5mo	$89,000	$88	69
505 Plum	0.49mi	2/1.0	1,060 (-4%)	3mo	$47,000	$44	69
109 Brooks	0.08mi	3/1.0 (+1)	1,026 (-7%)	19mo	$98,900	$96	64
203 E Young St	0.30mi	2/1.0	1,188 (+8%)	12mo	$87,500	$74	62
406 Grand	0.28mi	2/1.0	1,209 (+10%)	16mo	$75,000	$62	57
307 Locust	0.42mi	2/1.0	1,041 (-5%)	20mo	$85,000	$82	55
701 E Locust	0.66mi	3/2.0 (+1)	1,116 (+2%)	8mo	$135,000	$121	50
420 E Spring St	0.45mi	2/1.5	1,035 (-6%)	22mo	$99,900	$97	49
505 Elm St	0.49mi	3/1.5 (+1)	1,112 (+1%)	24mo	$78,000	$70	48
404 E Highway St	0.64mi	3/1.0 (+1)	1,132 (+3%)	16mo	$59,900	$53	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.87×
• Total profit: $43,285
• Equity at exit: $12,942

10-year hold

• IRR: —
• Equity multiple: 16.56×
• Total profit: $98,028
• Equity at exit: $22,495

Cash invested: $6,300 (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: 2.0×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$118
• Tax est. 1.5%: −$28 /mo · $338/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $595

Break-even live

Break-even rent $197

Max offer price $22,500

Occupancy floor 32%

Sensitivity live

Price	-10% $611	-5% $603	+0% $595	+5% $587	+10% $580
Rent	-10% $520	-5% $558	+0% $595	+5% $633	+10% $670
Rate	-1.0pp $606	-0.5pp $601	base $595	+0.5pp $589	+1.0pp $583

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $22,500 Active 31 DOM
2. 2026-06-21
   days on market $22,500 Active 30 DOM
3. 2026-06-18
   days on market $22,500 Active 28 DOM
4. 2026-06-17
   days on market $22,500 Active 27 DOM
5. 2026-06-16
   days on market $22,500 Active 26 DOM
6. 2026-06-15
   days on market $22,500 Active 25 DOM
7. 2026-06-13
   days on market $22,500 Active 23 DOM
8. 2026-06-12
   days on market $22,500 Active 22 DOM
9. 2026-06-09
   days on market $22,500 Active 19 DOM
10. 2026-06-08
    days on market $22,500 Active 18 DOM
11. 2026-06-07
    days on market $22,500 Active 17 DOM
12. 2026-06-07
    days on market $22,500 Active 16 DOM
13. 2026-06-04
    days on market $22,500 Active 13 DOM
14. 2026-06-02
    days on market $22,500 Active 12 DOM
15. 2026-06-01
    days on market $22,500 Active 11 DOM
16. 2026-05-31
    days on market $22,500 Active 10 DOM
17. 2026-05-21
    listed $22,500 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 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: $11,402
• − Mortgage interest: −$1,260
• − Property taxes: −$338
• − Insurance: −$112
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$655
• Taxable income: $7,213
• Est. tax owed @ 24.0%: −$1,731
• After-tax cash flow: $5,411/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and renovations to improve its condition and increase its value. The roof, siding, flooring, paint, and bathroom are in poor condition and need immediate attention.

Repairs flagged

• Major roof — Signs of potential leaks
• Major siding — Peeling and damaged
• Major flooring — Dirty and worn
• Major paint — Peeling and dirty
• Major bathroom — Dirty and in poor condition

Value-add opportunities

• Both paint and interior cleaning — Fresh paint and cleaning will improve the home's appearance and appeal
• Both roof repair — Fixing the roof will prevent further damage and improve the home's value
• Both siding repair — Repairing the siding will improve the home's curb appeal and value
• Both flooring replacement — Replacing the flooring will improve the home's appearance and value
• Both bathroom renovation — Renovating the bathroom will improve the home's functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of potential leaks	Major	$15,000–50,000
siding · Peeling and damaged	Major	$15,000–50,000
flooring · Dirty and worn	Major	$15,000–50,000
paint · Peeling and dirty	Major	$15,000–50,000
bathroom · Dirty and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both paint and interior cleaning — Fresh paint and cleaning will improve the home's appearance and appeal ↑
• Both roof repair — Fixing the roof will prevent further damage and improve the home's value ↑
• Both siding repair — Repairing the siding will improve the home's curb appeal and value ↑
• Both flooring replacement — Replacing the flooring will improve the home's appearance and value ↑
• Both bathroom renovation — Renovating the bathroom will improve the home's functionality and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-21 Listed $22,500 MARIS as Distributed by MLS Grid