5001-5005 N Creasy Springs Rd · Columbia, MO 65202

$575,000

3 bd · 2.0 ba · 1,368 sqft · MultiFamily public records · 7 Days on market

Built 1974 1.50 ac lot

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Excellent opportunity to own a 4-plex and duplex (separate lots, sold together) 3 sides Brick exteriors. This investment property offers 6 total units, including five 2 bed/1 bath units and one 1 bed/ 1 bath unit. Significant updates over the past two years include remodeled lower units in the 4-plex with new bathrooms, flooring, lighting, and some appliances. Additional improvements include new HVAC in Unit C, new water heater in Unit D, and new windows in the lower units.

Key facts

• New lighting
• New flooring
• New appliances

Tags

• BRICK EXTERIORS
• REMODELED LOWER UNITS
• NEW BATHROOMS
• NEW FLOORING
• NEW LIGHTING
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $575k).
• Cap rate 12.9% 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.
• Market conditions: Rents rising fast (+6.0%/yr); 351 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).
• At $9,055/mo this rent would consume 150% of the median local household income ($72k/yr) (locally 1326% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $161k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 $575,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.57% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.70%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.96% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.85×
• Total profit: $137,248
• Equity at exit: $85,734

10-year hold

• IRR: 30.3%
• Equity multiple: 4.12×
• Total profit: $501,927
• Equity at exit: $49,715

Cash invested: $161,000 (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 65202

• Rents YoY: 6.0%
• Active inventory: 351
• Price-to-rent: 30.0×

Monthly cashflow live

• Estimated rent: $9,055 medium
• Mortgage (P&I): −$3,015
• Tax est. 1.5%: −$719 /mo · $8,625/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,902
• Net cashflow: $3,180

Break-even live

Break-even rent $5,030

Max offer price $575,000

Occupancy floor 60%

Sensitivity live

Price	-10% $3,577	-5% $3,378	+0% $3,180	+5% $2,981	+10% $2,782
Rent	-10% $2,464	-5% $2,822	+0% $3,180	+5% $3,537	+10% $3,895
Rate	-1.0pp $3,469	-0.5pp $3,326	base $3,180	+0.5pp $3,031	+1.0pp $2,879

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$7,985
1× unit	1	1	$1,070
Total (6 units)			$9,055

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 Country Squire Ct Unit 655 Columbia, MO	3.0	2.0	1283	$1,350	$1.05	21d	1	0.69mi
6 Copper Mountain Dr Columbia, MO	3.0	2.0	1430	$1,750	$1.22	14d	1	0.87mi
5113 Silver Mill Dr Columbia, MO	4.0	3.0	1800	$1,950	$1.08	44d	1	1.07mi
5205 Silver Mill Dr Columbia, MO	4.0	3.0	1800	$1,950	$1.08	21d	1	1.07mi
4919 Silver Mill Dr Columbia, MO	4.0	3.0	1800	$1,950	$1.08	44d	1	1.09mi
708 Promenade Dr Columbia, MO	3.0	2.0	1440	$2,000	$1.39	44d	1	1.14mi
4014 Arctic Fox Dr Columbia, MO	4.0	3.0	1663	$1,695	$1.02	44d	1	1.38mi
214 Arctic Wolf Ct Columbia, MO	4.0	3.0	1500	$1,650	$1.10	44d	1	1.38mi
4013 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	44d	1	1.41mi
4016 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	44d	1	1.42mi
4014 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	44d	1	1.44mi
4001 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	44d	1	1.44mi
3927 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	44d	1	1.45mi
4006 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	44d	1	1.46mi
3922 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	44d	1	1.49mi

Listing history 3 events

1. 2026-04-28
   status Pending
2. 2026-04-21
   listed $575,000 Active
3. 2005-01-28
   listed $90,000

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

Taxation est. · year 1

• Rental income: $108,660
• − Mortgage interest: −$32,209
• − Property taxes: −$8,625
• − Insurance: −$2,875
• − Repairs & maintenance: −$8,693
• − Management: −$8,693
• − Depreciation: −$16,727
• Taxable income: $30,838
• Est. tax owed @ 24.0%: −$7,401
• After-tax cash flow: $30,756/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

• County: Boone County · 158,877 people
• City population: 158,877
• Metro: Columbia, MO
• Population (ZIP): 47,327
• Household income: $72,289
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1326.0

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 (68%)
• Race & ethnicity: White 68% Black 16% Two or more races 8% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -171.32%
• Current HPI: 205.5154
• Rent YoY: ▲ 5.96%
• 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

+538.9% since first listed

3 events — show timeline

• 2026-04-28 Pending — CBORMLS
• 2026-04-21 Listed $575,000 CBORMLS
• 2005-01-28 Listed $90,000 CBORMLS

Property tax history

+3.1%/yr

Latest (2025): $1,076 · +6.9% YoY. Source: county tax records.