803 Elm St · Doniphan, MO 63935

$59,900

2 bd · 1.0 ba · 728 sqft · Other · 41 Days on market

Built 1958 9,825 sqft lot $82/sqft · 10% below area Est $66k · 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 +30.0/30.0
• ARV discount +11.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +7.6/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Solid 2-bed & 1 ba home conveniently located near the school and just minutes from shopping and local amenities. Ideal for first time buyers, sownsizers, or retirees seeking comfort and convenience.

Key facts

• Local amenities
• Near the school
• Conveniently located

Tags

• CONVENIENTLY LOCATED
• NEAR THE SCHOOL
• MINUTES FROM SHOPPING
• LOCAL AMENITIES

Property features AI

Finance

• Other: Property type: Single Family Residence; Above-grade finished area reported as 728 (source: assessor)
• Financial info: No financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No designated parking spaces reported; No carport spaces
• Security: No security features reported
• Utilities: Public water; Public sewer; Natural gas connected; Cable available; Phone service available; Electric: other
• Home design: Single-family residential; One story
• Construction: Other construction materials; Basement: cellar, block, unfinished
• Exterior features: Level lot; Concrete road access

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Electric water heater; Other interior features
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($819 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 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 41 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1958 — 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: 1.37% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.70%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $66,461
• List price: $59,900
• Delta: -9.87%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.6%
• Equity multiple: 2.74×
• Total profit: $29,161
• Equity at exit: $34,454

10-year hold

• IRR: 26.4%
• Equity multiple: 5.48×
• Total profit: $75,117
• 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: 6.1×

Monthly cashflow live

• Estimated rent: $819 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $233

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 67%

Sensitivity live

Price	-10% $275	-5% $254	+0% $233	+5% $213	+10% $192
Rent	-10% $169	-5% $201	+0% $233	+5% $266	+10% $298
Rate	-1.0pp $264	-0.5pp $249	base $233	+0.5pp $218	+1.0pp $202

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 41 DOM
2. 2026-06-17
   days on market $59,900 Active 40 DOM
3. 2026-06-16
   days on market $59,900 Active 39 DOM
4. 2026-06-15
   days on market $59,900 Active 38 DOM
5. 2026-06-13
   days on market $59,900 Active 36 DOM
6. 2026-06-12
   days on market $59,900 Active 35 DOM
7. 2026-06-09
   days on market $59,900 Active 32 DOM
8. 2026-06-08
   days on market $59,900 Active 31 DOM
9. 2026-06-07
   days on market $59,900 Active 30 DOM
10. 2026-06-07
    days on market $59,900 Active 29 DOM
11. 2026-06-04
    days on market $59,900 Active 26 DOM
12. 2026-06-02
    days on market $59,900 Active 25 DOM
13. 2026-06-01
    days on market $59,900 Active 24 DOM
14. 2026-05-31
    days on market $59,900 Active 23 DOM
15. 2026-05-08
    listed $59,900 Active 202-char remark
16. 2026-02-10
    soldstatus
17. 2023-07-03
    soldstatus

ⓘ 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: $9,833
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$1,743
• Taxable income: $1,964
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $2,329/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

• 2026-05-08 Listed $59,900 MARIS as Distributed by MLS Grid
• 2026-02-10 Sold (Public Records) — Public Records
• 2023-07-03 Sold (Public Records) — Public Records

Property tax history

-5.3%/yr

Latest (2025): $63 · -4.0% YoY. Source: county tax records.