8165 US Highway 160 East · Doniphan, MO 63935

$99,000

3 bd · 2.0 ba · 1,356 sqft · SingleFamily · 35 Days on market

Built 1962 Fair condition 4.17 ac 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 +23.2/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

3 bed, 2 bath home built in 1962, perfectly located between Doniphan and Poplar Bluff on Highway 160 west of Fairdealing. Home could be lived in as it is, but in need of updates. Priced accordingly. Sitting on 4.17 acres m/l, this property could be divided and another home built on the west half of the tract. Owner is a licensed real estate agent.

Key facts

• 4.17 acres
• Divided property
• Built on highway 160

Tags

• 4.17 ACRES
• DIVIDED PROPERTY
• BUILT ON HIGHWAY 160

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Septic tank; Electricity (220 volts); Electricity connected; Propane (leased); Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Wood siding and other exterior materials
• Exterior features: Gentle sloping lot; Paved surfaces; Lot may be split (split possible)

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Partial, unfinished walk-out/walk-up basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (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: 128 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($684 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 35 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1962 — 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. 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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $226,452
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Ripley 160e-26	0.31mi	3/2.0	1,496 (+10%)	2mo	$249,500	$167	67

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: 19.8%
• Equity multiple: 2.26×
• Total profit: $34,996
• Equity at exit: $56,944

10-year hold

• IRR: 19.6%
• Equity multiple: 4.45×
• Total profit: $95,650
• Equity at exit: $98,980

Cash invested: $27,720 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $179

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 79%

Sensitivity live

Price	-10% $247	-5% $213	+0% $179	+5% $144	+10% $110
Rent	-10% $92	-5% $135	+0% $179	+5% $222	+10% $265
Rate	-1.0pp $228	-0.5pp $204	base $179	+0.5pp $153	+1.0pp $127

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $99,000 Active 35 DOM
2. 2026-06-18
   days on market $99,000 Active 33 DOM
3. 2026-06-17
   days on market $99,000 Active 32 DOM
4. 2026-06-16
   days on market $99,000 Active 31 DOM
5. 2026-06-15
   days on market $99,000 Active 30 DOM
6. 2026-06-13
   days on market $99,000 Active 28 DOM
7. 2026-06-12
   days on market $99,000 Active 27 DOM
8. 2026-06-09
   days on market $99,000 Active 24 DOM
9. 2026-06-08
   days on market $99,000 Active 23 DOM
10. 2026-06-07
    days on market $99,000 Active 22 DOM
11. 2026-06-07
    days on market $99,000 Active 21 DOM
12. 2026-06-04
    days on market $99,000 Active 18 DOM
13. 2026-06-02
    days on market $99,000 Active 17 DOM
14. 2026-06-01
    days on market $99,000 Active 16 DOM
15. 2026-05-31
    days on market $99,000 Active 15 DOM
16. 2026-05-16
    listed $99,000 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: $13,104
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,880
• Taxable income: $602
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $1,998/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

This home is in fair condition and in need of moderate renovations. The roof, exterior siding, and interior walls are in poor condition and require major repairs. The home's curb appeal and resale value can be significantly improved with a new roof, exterior siding, and landscaping.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding is peeling and in need of repainting or replacement.
• Major porch railings — The porch railings appear to be missing or damaged.
• Major flooring — The flooring in the interior appears to be carpeted and in poor condition, with visible wear and tear.
• Major interior walls — The interior walls appear to be in poor condition, with peeling paint and visible wear and tear.
• Major bathrooms — The bathrooms appear to be in poor condition, with outdated fixtures and visible wear and tear.
• Major kitchen — The kitchen appears to be in poor condition, with outdated cabinets and countertops and visible wear and tear.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible wear and tear.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's curb appeal and increase its resale value.
• Resale exterior siding replacement — A new exterior siding would improve the home's curb appeal and increase its resale value.
• Resale porch railings replacement — New porch railings would improve the home's curb appeal and increase its resale value.
• Resale flooring replacement — New flooring would improve the home's interior appearance and increase its resale value.
• Resale interior wall repainting — New paint would improve the home's interior appearance and increase its resale value.
• Resale bathroom updates — New bathrooms with updated fixtures would improve the home's interior appearance and increase its resale value.
• Resale kitchen updates — New cabinets and countertops would improve the home's interior appearance and increase its resale value.
• Resale HVAC system replacement — A new HVAC system would improve the home's comfort and energy efficiency and increase its resale value.
• Both landscaping — New landscaping would improve the home's curb appeal and increase its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding is peeling and in need of repainting or replacement.	Major	$15,000–50,000
porch railings · The porch railings appear to be missing or damaged.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be carpeted and in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls appear to be in poor condition, with peeling paint and visible wear and tear.	Major	$15,000–50,000
bathrooms · The bathrooms appear to be in poor condition, with outdated fixtures and visible wear and tear.	Major	$15,000–50,000
kitchen · The kitchen appears to be in poor condition, with outdated cabinets and countertops and visible wear and tear.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's curb appeal and increase its resale value. ↑
• Resale exterior siding replacement — A new exterior siding would improve the home's curb appeal and increase its resale value. ↑
• Resale porch railings replacement — New porch railings would improve the home's curb appeal and increase its resale value. ↑
• Resale flooring replacement — New flooring would improve the home's interior appearance and increase its resale value. ↑
• Resale interior wall repainting — New paint would improve the home's interior appearance and increase its resale value. ↑
• Resale bathroom updates — New bathrooms with updated fixtures would improve the home's interior appearance and increase its resale value. ↑
• Resale kitchen updates — New cabinets and countertops would improve the home's interior appearance and increase its resale value. ↑
• Resale HVAC system replacement — A new HVAC system would improve the home's comfort and energy efficiency and increase its resale value. ↑
• Both landscaping — New landscaping would improve the home's curb appeal and increase its resale and rental 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

• 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

• 2026-05-16 Listed $99,000 MARIS as Distributed by MLS Grid