111 W Ash St Unit A-B · Columbia, MO 65203

$215,000

None bd · None ba · — sqft · SingleFamily · 121 Days on market

Built 1930 10,494 sqft lot

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * Income-producing property with stable tenancy. Newly renewed leases include $1,100/month for the main house and $650/month for the ADU, both secured through June 30, 2027. Strong income-producing property moments from downtown Columbia featuring consistent rental demand and a new roof in 2023. This single-family residence offers 2 bedrooms, 1 bathroom, in-unit laundry, and a spacious living area. The property also includes a detached accessory dwelling unit (ADU) that generates separate rental income. Both units share a driveway and an extra deep backyard. Truly a turnkey investment.

Key facts

• Extra deep backyard
• New roof
• 0.24 acre lot

Tags

• INCOME-PRODUCING PROPERTY
• NEW ROOF
• EXTRA DEEP BACKYARD

What this means for you Summary

Snapshot

• This is a single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (19.3% below list).
• Recommended offer: $173k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.9% in Columbia — 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 83/100 on livability (#9 in MO, #862 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D+.
• Columbia 93 (urban): math 30% / reading 43% proficiency, ranked #194 of 324 in MO (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ulysses S. Grant Elem. (math 32% / reading 47%, grade F, #537 of 1,115 statewide, top 53%, 327 students, 37% FRL); West Middle School (math 22% / reading 36%, grade F, #300 of 391 statewide, top 77%, 504 students, 58% FRL); David H. Hickman High (math 27% / reading 55%, grade F, #236 of 521 statewide, top 45%, 2,044 students, 33% FRL).
• Market conditions: Rents rising fast (+6.1%/yr); 459 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Boone County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,497 (19.3% 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 121 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 W Broadway	0.22mi	2/1.5	1,307	1mo	$300,000	$230	76
506 Noble Ct	0.30mi	2/1.0	1,008	1mo	$130,000	$129	73
422 Alexander Ave	0.31mi	2/1.0	1,086	1mo	$92,500	$85	72
107 E Worley St	0.32mi	2/1.0	840	1mo	$145,000	$173	72
108 Westwood Ave	0.42mi	3/1.5	2,350	0mo	$180,000	$77	68
203 Edgewood Ave	0.42mi	4/2.5	1,705	0mo	$353,728	$207	68
506 W Worley St	0.42mi	3/1.0	1,005	1mo	$175,000	$174	67
303 N Fifth St	0.43mi	3/1.5	984	1mo	$198,500	$202	67
710 King Ave	0.48mi	3/1.5	1,437	1mo	$215,000	$150	64
122 N Greenwood Ave	0.56mi	3/2.0	2,129	1mo	$299,900	$141	61
811 N Sixth St	0.64mi	—/—	—	0mo	$237,500	—	57
719 Mikel St	0.74mi	2/1.0	764	0mo	$155,000	$203	53

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

Projected returns pro-forma

-3.0% appreciation · 6.09% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.39×
• Total profit: $-36,589
• Equity at exit: $32,057

10-year hold

• IRR: -3.7%
• Equity multiple: 0.72×
• Total profit: $-16,886
• Equity at exit: $18,589

Cash invested: $60,200 (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 65203

• Rents YoY: 6.1%
• Active inventory: 459
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-115

Break-even live

Break-even rent $1,881

Max offer price $198,332

Occupancy floor —

Sensitivity live

Price	-10% $33	-5% $-41	+0% $-115	+5% $-189	+10% $-264
Rent	-10% $-252	-5% $-184	+0% $-115	+5% $-47	+10% $22
Rate	-1.0pp $-7	-0.5pp $-61	base $-115	+0.5pp $-171	+1.0pp $-228

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 W Ash St Apt 10 Columbia, MO	1.0	1.0	—	$800	—	23d	1	0.07mi
103 N Garth Ave Columbia, MO	3.0	2.0	1196	$2,950	$2.47	23d	1	0.08mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	23d	1	0.22mi
113 Crestmere Ave Unit 101 Columbia, MO	2.0	1.0	1300	$3,000	$2.31	45d	1	0.24mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	45d	1	0.24mi
309 Alexander Ave Columbia, MO	2.0	1.0	728	$1,200	$1.65	15d	1	0.26mi
109 E Stewart Rd Columbia, MO	2.0–3.0	1.0	750	$950	$1.27	45d	3	0.57mi
109 E Stewart Rd Apt A Columbia, MO	2.0	1.0	1000	$1,500	$1.50	23d	1	0.57mi
109 E Stewart Rd Unit C Columbia, MO	2.0	1.0	750	$1,200	$1.60	23d	1	0.57mi
100 E Stewart Rd Unit 3 Columbia, MO	1.0	1.0	750	$835	$1.11	15d	1	0.57mi
5 S Greenwood Ave Columbia, MO	2.0	1.0	1104	$1,600	$1.45	23d	1	0.61mi
607 Ridgeway Ave Columbia, MO	2.0	1.0	728	$1,300	$1.79	45d	1	0.62mi
812 Again St Columbia, MO	2.0	1.0	780	$1,300	$1.67	46d	1	0.62mi
821 E Walnut St Columbia, MO	1.0–2.0	1.0	—	$1,500	—	15d	11	0.66mi
821 E Walnut St Unit 214 Columbia, MO	2.0	1.0	—	$1,150	—	23d	1	0.66mi
403 N 9th St Columbia, MO	3.0	2.0	1397	$1,800	$1.29	15d	1	0.67mi
301 W Forest Ave Columbia, MO	3.0	2.0	1162	$1,395	$1.20	15d	1	0.68mi
404 N 9th St Columbia, MO	1.0	1.0	—	$1,100	—	45d	1	0.70mi
904 E Broadway Unit 905 Columbia, MO	2.0	2.0	1565	$2,100	$1.34	45d	1	0.71mi
1002 W Broadway Columbia, MO	2.0	1.0	788	$1,425	$1.81	45d	1	0.73mi
1007 E Broadway Columbia, MO	1.0	1.0	600	$1,639	$2.73	23d	1	0.76mi
105 Clinton Dr Columbia, MO	2.0	1.0	830	$1,300	$1.57	23d	1	0.77mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.79mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	23d	1	0.79mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.79mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	0.79mi
1009 Otto Ct Columbia, MO	2.0	1.0	1210	$1,230	$1.02	23d	1	0.80mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	15d	1	0.82mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.82mi
308 S 9th St Columbia, MO	1.0–2.0	1.0–2.0	824	$2,148	$2.61	45d	1	0.82mi
1103 W Broadway Unit 1121B;1/2HW Columbia, MO	2.0	2.0	1200	$1,395	$1.16	45d	1	0.82mi
203 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.82mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	15d	1	0.82mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.82mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	0.82mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	23d	1	0.82mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	0.83mi
1110 E Broadway Unit B Columbia, MO	1.0	1.0	1015	$1,350	$1.33	45d	1	0.84mi
1200 E Walnut St Columbia, MO	2.0	2.0	1470	$2,575	$1.75	15d	2	0.86mi
1001 University Ave Columbia, MO	1.0–2.0	1.0–2.0	932	$2,375	$2.55	23d	14	0.90mi

Listing history 23 events

1. 2026-06-22
   days on market $215,000 Active 121 DOM
2. 2026-06-19
   days on market $215,000 Active 119 DOM
3. 2026-06-18
   days on market $215,000 Active 118 DOM
4. 2026-06-17
   days on market $215,000 Active 117 DOM
5. 2026-06-16
   days on market $215,000 Active 116 DOM
6. 2026-06-15
   days on market $215,000 Active 115 DOM
7. 2026-06-14
   days on market $215,000 Active 113 DOM
8. 2026-06-13
   days on market $215,000 Active 112 DOM
9. 2026-06-10
   days on market $215,000 Active 110 DOM
10. 2026-06-09
    days on market $215,000 Active 109 DOM
11. 2026-06-08
    days on market $215,000 Active 108 DOM
12. 2026-06-07
    days on market $215,000 Active 107 DOM
13. 2026-06-05
    days on market $215,000 Active 104 DOM
14. 2026-06-03
    days on market $215,000 Active 103 DOM
15. 2026-06-02
    days on market $215,000 Active 102 DOM
16. 2026-05-31
    days on market $215,000 Active 100 DOM
17. 2026-05-30
    days on market $215,000 Active 99 DOM
18. 2026-05-01
    price $215,000 601-char remark

    Show marketing remark (601 chars)

    * * * Income-producing property with stable tenancy. Newly renewed leases include $1,100/month for the main house and $650/month for the ADU, both secured through June 30, 2027. Strong income-producing property moments from downtown Columbia featuring consistent rental demand and a new roof in 2023. This single-family residence offers 2 bedrooms, 1 bathroom, in-unit laundry, and a spacious living area. The property also includes a detached accessory dwelling unit (ADU) that generates separate rental income. Both units share a driveway and an extra deep backyard. Truly a turnkey investment.

19. 2026-02-20
    listed $225,000 Active 601-char remark

    Show marketing remark (601 chars)

    * * * Income-producing property with stable tenancy. Newly renewed leases include $1,100/month for the main house and $650/month for the ADU, both secured through June 30, 2027. Strong income-producing property moments from downtown Columbia featuring consistent rental demand and a new roof in 2023. This single-family residence offers 2 bedrooms, 1 bathroom, in-unit laundry, and a spacious living area. The property also includes a detached accessory dwelling unit (ADU) that generates separate rental income. Both units share a driveway and an extra deep backyard. Truly a turnkey investment.

20. 2023-05-05
    soldstatus Closed 424-char remark

    Show marketing remark (424 chars)

    Great income property with many recent upgrades. Rents easily. This single family home is a 2 bed, 1 bath, with laundry and large living room, a big backyard, and a detached accessory dwelling unit (ADU) which is a super cute studio apartment that rents separately. These two rental units share a driveway and an extra deep backyard. The main home is rented thru May, making it eligible for rent increase or owner occupancy.

21. 2023-04-07
    status Pending 424-char remark

    Show marketing remark (424 chars)

    Great income property with many recent upgrades. Rents easily. This single family home is a 2 bed, 1 bath, with laundry and large living room, a big backyard, and a detached accessory dwelling unit (ADU) which is a super cute studio apartment that rents separately. These two rental units share a driveway and an extra deep backyard. The main home is rented thru May, making it eligible for rent increase or owner occupancy.

22. 2023-04-05
    listed $175,000 Active 424-char remark

    Show marketing remark (424 chars)

    Great income property with many recent upgrades. Rents easily. This single family home is a 2 bed, 1 bath, with laundry and large living room, a big backyard, and a detached accessory dwelling unit (ADU) which is a super cute studio apartment that rents separately. These two rental units share a driveway and an extra deep backyard. The main home is rented thru May, making it eligible for rent increase or owner occupancy.

23. 2023-04-01
    historical $175,000 424-char remark

    Show marketing remark (424 chars)

    Great income property with many recent upgrades. Rents easily. This single family home is a 2 bed, 1 bath, with laundry and large living room, a big backyard, and a detached accessory dwelling unit (ADU) which is a super cute studio apartment that rents separately. These two rental units share a driveway and an extra deep backyard. The main home is rented thru May, making it eligible for rent increase or owner occupancy.

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,820
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$6,255
• Taxable loss: −$5,109
• Est. tax savings @ 24.0%: +$1,226
• After-tax cash flow: $-156/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: Columbia 93
• NCES district ID: 2901000
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $46,547
• Composite: 31.21/100
• National rank: #6036
• State rank: #194 of 324 in MO

Livability — Columbia

• Score: 83/100
• State rank: #9
• US rank: #862

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime D+ Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, MO
• County: Boone County · 158,877 people
• City population: 158,877
• Metro: Columbia, MO
• Population (ZIP): 61,539
• Household income: $79,960
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1991.0

Population outlook (Boone County) Hauer SSP2

• Today (2025): 202,891 people
• By 2030: 217,799 · +7.3%
• By 2040: 246,789 · +21.6%
• By 2050: 276,116 · +36.1%
• By 2075: 348,426 · +71.7%
• By 2100: 400,856 · +97.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 9% Asian 6% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Chinese 2% Spanish 2% Korean 1%

Political lean MEDSL · Boone

• 2024 margin: Lean D (+9.8) · D 53.9% · R 44.1% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 12.0pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+12.5 2016: D+5.9 2012: D+3.1 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -274.18%
• Current HPI: 194.3615
• Rent YoY: ▲ 6.09%
• Metro: Columbia, MO
• 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

+22.9% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $215,000 CBORMLS
• 2026-02-20 Listed $225,000 CBORMLS
• 2023-05-05 Sold (MLS) — CBORMLS
• 2023-04-07 Pending — CBORMLS
• 2023-04-05 Listed $175,000 CBORMLS
• 2023-04-01 Coming Soon $175,000 CBORMLS