5122 Us Hwy 160 W · Doniphan, MO 63935

$225,000

4 bd · 1.0 ba · 1,944 sqft · SingleFamily · 99 Days on market

Built 1976

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Why this score? — see what drove the F 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).

• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

4-bedroom, 1-bath home located in Doniphan situated on 63 beautiful acres. This property offers endless possibilities—perfect for farming, hunting, recreation, or simply enjoying peaceful country living. Plenty of space to build, expand, or start your own hobby farm while still having the comfort of a home already in place.

Key facts

• 63 beautiful acres
• Hobby farm
• Hunting

Tags

• 63 BEAUTIFUL ACRES
• FARMING
• HUNTING
• RECREATION
• PEACEFUL COUNTRY LIVING
• HOBBY FARM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-483 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (31.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (39.7% below list).
• Recommended offer: $136k (39.7% below list) — sets the bar for 1% rule.
• Cap rate 3.7% 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-, schools D+, amenities 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.
• Market conditions: 128 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $12k 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.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.

Recommended offer $135,679 (39.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 3.72%
• Cash-on-cash: -9.20%
• DSCR: 0.59
• GRM: 13.8

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: 5.6%
• Equity multiple: 1.36×
• Total profit: $22,911
• Equity at exit: $129,417

10-year hold

• IRR: 8.0%
• Equity multiple: 2.51×
• Total profit: $95,116
• Equity at exit: $224,954

Cash invested: $63,000 (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: 13.8×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-483

Break-even live

Break-even rent $1,968

Max offer price $155,100

Occupancy floor —

Sensitivity live

Price	-10% $-328	-5% $-405	+0% $-483	+5% $-561	+10% $-639
Rent	-10% $-590	-5% $-537	+0% $-483	+5% $-429	+10% $-376
Rate	-1.0pp $-370	-0.5pp $-426	base $-483	+0.5pp $-541	+1.0pp $-601

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $225,000 Active 99 DOM
2. 2026-06-18
   days on market $225,000 Active 97 DOM
3. 2026-06-17
   days on market $225,000 Active 96 DOM
4. 2026-06-16
   days on market $225,000 Active 95 DOM
5. 2026-06-15
   days on market $225,000 Active 94 DOM
6. 2026-06-13
   days on market $225,000 Active 92 DOM
7. 2026-06-12
   days on market $225,000 Active 91 DOM
8. 2026-06-09
   days on market $225,000 Active 88 DOM
9. 2026-06-08
   days on market $225,000 Active 87 DOM
10. 2026-06-07
    days on market $225,000 Active 86 DOM
11. 2026-06-07
    days on market $225,000 Active 85 DOM
12. 2026-06-04
    days on market $225,000 Active 82 DOM
13. 2026-06-02
    days on market $225,000 Active 81 DOM
14. 2026-06-01
    days on market $225,000 Active 80 DOM
15. 2026-05-31
    days on market $225,000 Active 79 DOM
16. 2026-03-13
    listed $225,000 Active 331-char remark

    Show marketing remark (331 chars)

    4-bedroom, 1-bath home located in Doniphan situated on 63 beautiful acres. This property offers endless possibilities—perfect for farming, hunting, recreation, or simply enjoying peaceful country living. Plenty of space to build, expand, or start your own hobby farm while still having the comfort of a home already in place.

17. 2023-01-19
    soldstatus Closed 119-char remark

    Show marketing remark (119 chars)

    Attention investors or owner occupants. 4 bedroom 1 bath home located in Doniphan with 2.9 acre. Call for your showing.

18. 2022-12-30
    status Pending 119-char remark

    Show marketing remark (119 chars)

    Attention investors or owner occupants. 4 bedroom 1 bath home located in Doniphan with 2.9 acre. Call for your showing.

19. 2022-12-19
    price $59,900 119-char remark

    Show marketing remark (119 chars)

    Attention investors or owner occupants. 4 bedroom 1 bath home located in Doniphan with 2.9 acre. Call for your showing.

20. 2022-07-08
    listed $121,000 Active 119-char remark

    Show marketing remark (119 chars)

    Attention investors or owner occupants. 4 bedroom 1 bath home located in Doniphan with 2.9 acre. Call for your showing.

ⓘ 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: $16,281
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$6,545
• Taxable loss: −$9,973
• Est. tax savings @ 24.0%: +$2,393
• After-tax cash flow: $-3,403/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

• 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

+86.0% since first listed

5 events — show timeline

• 2026-03-13 Listed $225,000 MARIS as Distributed by MLS Grid
• 2023-01-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-12-30 Pending — MARIS as Distributed by MLS Grid
• 2022-12-19 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2022-07-08 Listed $121,000 MARIS as Distributed by MLS Grid