207 Morgan · Doniphan, MO 63935

$59,900

2 bd · 1.0 ba · 1,121 sqft · SingleFamily · 30 Days on market

Built 1950 Fair condition Est $92k · 35% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Key facts

• Built 1950
• Listed 29 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One level
• Construction: Built with Other construction materials; 1,121 above-grade finished area (assessor)
• Exterior features: Back yard

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Seven total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 $3k of equity ($414 loan paydown + $3k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 30 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — 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: 1.63% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.62%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $91,922
• 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	0.28mi	2/1.0	1,008 (-10%)	5mo	$89,000	$88	66
203 E Young St	0.32mi	2/1.0	1,188 (+6%)	12mo	$87,500	$74	65
505 Plum	0.52mi	2/1.0	1,060 (-5%)	3mo	$47,000	$44	64
109 Brooks	0.12mi	3/1.0 (+1)	1,026 (-8%)	19mo	$98,900	$96	60
406 Grand	0.31mi	2/1.0	1,209 (+8%)	16mo	$75,000	$62	59
701 E Locust	0.70mi	3/2.0 (+1)	1,116 (-0%)	8mo	$135,000	$121	51
307 Locust	0.45mi	2/1.0	1,041 (-7%)	19mo	$85,000	$82	51
404 E Highway St	0.65mi	3/1.0 (+1)	1,132 (+1%)	16mo	$59,900	$53	49
505 Elm St	0.51mi	3/1.5 (+1)	1,112 (-1%)	24mo	$78,000	$70	48
420 E Spring St	0.48mi	2/1.5	1,035 (-8%)	22mo	$99,900	$97	45

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: 35.5%
• Equity multiple: 3.21×
• Total profit: $37,110
• Equity at exit: $34,454

10-year hold

• IRR: 33.7%
• Equity multiple: 6.50×
• Total profit: $92,282
• Equity at exit: $59,888

Cash invested: $16,772 (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: 5.1×

Monthly cashflow live

• Estimated rent: $977 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $358

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 58%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $59,900 Active 30 DOM
2. 2026-06-17
   days on market $59,900 Active 29 DOM
3. 2026-06-16
   days on market $59,900 Active 28 DOM
4. 2026-06-15
   days on market $59,900 Active 27 DOM
5. 2026-06-13
   days on market $59,900 Active 25 DOM
6. 2026-06-12
   days on market $59,900 Active 24 DOM
7. 2026-06-09
   days on market $59,900 Active 21 DOM
8. 2026-06-08
   days on market $59,900 Active 20 DOM
9. 2026-06-07
   days on market $59,900 Active 19 DOM
10. 2026-06-07
    days on market $59,900 Active 18 DOM
11. 2026-06-04
    days on market $59,900 Active 15 DOM
12. 2026-06-02
    days on market $59,900 Active 14 DOM
13. 2026-06-01
    days on market $59,900 Active 13 DOM
14. 2026-05-31
    days on market $59,900 Active 12 DOM
15. 2026-05-19
    status Active
16. 2026-05-19
    status Pending
17. 2026-05-19
    listed $59,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,728
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$1,743
• Taxable income: $3,556
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $3,444/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

Fair 45/100 Moderate rehab

The home is in fair condition with some minor repairs and maintenance needed. Painting the exterior and interior will significantly improve its value and appeal.

Repairs flagged

• Minor Kitchen cabinets — The cabinets are in good condition but could benefit from a fresh coat of paint.
• Minor Bathroom vanity — The vanity is in good condition but could benefit from a fresh coat of paint.
• Minor Exterior siding — The siding is in fair condition but could benefit from a fresh coat of paint.
• Minor Flooring — The flooring is in average condition but could benefit from a fresh coat of paint.
• Minor Interior walls — The walls are in average condition but could benefit from a fresh coat of paint.

Value-add opportunities

• Both Painting — Painting the exterior and interior will improve the home's curb appeal and interior condition, making it more attractive to potential buyers and renters.
• Both Landscaping — Landscaping will improve the home's curb appeal and make it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are in good condition but could benefit from a fresh coat of paint.	Minor	$500–3,000
Bathroom vanity · The vanity is in good condition but could benefit from a fresh coat of paint.	Minor	$500–3,000
Exterior siding · The siding is in fair condition but could benefit from a fresh coat of paint.	Minor	$500–3,000
Flooring · The flooring is in average condition but could benefit from a fresh coat of paint.	Minor	$500–3,000
Interior walls · The walls are in average condition but could benefit from a fresh coat of paint.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Painting — Painting the exterior and interior will improve the home's curb appeal and interior condition, making it more attractive to potential buyers and renters. ↑
• Both Landscaping — Landscaping will improve the home's curb appeal and make it more attractive to potential buyers and renters. ↑

ⓘ 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

3 events — show timeline

• 2026-05-19 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-05-19 Listed $59,900 MARIS as Distributed by MLS Grid