501 Westridge Dr · Columbia, MO 65203

$309,900

3 bd · 2.5 ba · 1,884 sqft · SingleFamily public records · 141 Days on market

Built 1960 0.30 ac lot $164/sqft · at area comps Est $349k · 11% under ↓ 2% since listing

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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).

• ARV discount +12.6/15.0
• Cash flow +9.7/30.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.1/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on a quiet street in an established SW Columbia neighborhood, this well-maintained walkout Ranch offers a functional layout with flexible living space on both levels. The main level features a spacious living room, dining area, and an updated kitchen, along with three bedrooms, including a primary bedroom with private half bath, plus a full hall bath. The lower level provides additional living space with a large recreation room, 4th and 5th bedrooms, full bathroom, utility room, and generous storage. An attached garage adds convenience, while the layout offers room to live, work, or entertain with ease. Conveniently located near shopping, dining, and major routes, this home offers space, updates, and versatility in a great Columbia location.

Key facts

• Quiet street
• Attached garage
• Great location

Tags

• QUIET STREET
• ESTABLISHED NEIGHBORHOOD
• UPDATED KITCHEN
• LARGE RECREATION ROOM
• ATTACHED GARAGE
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (29.3% below list).
• Recommended offer: $219k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 (+6.1%/yr); 459 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).
• This rent runs 33% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 141 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,027 (29.3% 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 141 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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: 0.71% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 11.8

CMA / ARV

• ARV (median comp): $349,390
• List price: $309,900
• Delta: -11.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Westridge Dr	0.15mi	3/2.0	1,774 (-6%)	4mo	$389,900	$220	78
1223 Frances Dr	0.48mi	3/3.0	1,857 (-1%)	1mo	$340,000	$183	72
505 S West Blvd	0.41mi	3/2.5	1,778 (-6%)	1mo	$335,000	$188	71
1220 Ridge Rd	0.21mi	4/3.0 (+1)	2,024 (+7%)	2mo	$345,000	$170	69
1307 Garden Ct	0.30mi	4/2.0 (+1)	1,958 (+4%)	8mo	$310,000	$158	66
307 Bourn Ave	0.68mi	3/2.0	1,790 (-5%)	1mo	$299,000	$167	58
1017 Prospect St	0.41mi	4/2.0 (+1)	2,078 (+10%)	3mo	$320,000	$154	54
812 W Broadway	0.63mi	3/2.0	2,041 (+8%)	6mo	$449,000	$220	50
315 Loch Ln	0.74mi	4/2.0 (+1)	1,776 (-6%)	1mo	$279,900	$158	48
1630 Highridge Cir	0.72mi	3/2.0	1,690 (-10%)	2mo	$249,100	$147	46
504 Loch Ln	0.68mi	4/2.0 (+1)	1,758 (-7%)	6mo	$269,000	$153	45
912 W Rollins Rd	0.52mi	4/2.0 (+1)	2,141 (+14%)	7mo	$339,000	$158	40

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: -18.0%
• Equity multiple: 0.35×
• Total profit: $-56,294
• Equity at exit: $46,207

10-year hold

• IRR: -5.6%
• Equity multiple: 0.59×
• Total profit: $-35,451
• Equity at exit: $26,794

Cash invested: $86,772 (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 65203

• Rents YoY: 6.1%
• Active inventory: 459
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,190 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$180 /mo · $2,162/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-204

Break-even live

Break-even rent $2,449

Max offer price $273,834

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-116	+0% $-204	+5% $-292	+10% $-380
Rent	-10% $-377	-5% $-291	+0% $-204	+5% $-118	+10% $-31
Rate	-1.0pp $-48	-0.5pp $-125	base $-204	+0.5pp $-284	+1.0pp $-366

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	14d	1	0.65mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.65mi
203 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.65mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.66mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	22d	1	0.66mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.66mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.66mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	14d	1	0.66mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	0.67mi
1011 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	44d	1	0.68mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	0.68mi
1007 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	44d	1	0.68mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	0.69mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	22d	1	0.69mi
205 West Blvd N Columbia, MO	4.0	2.0	1456	$1,550	$1.06	44d	1	0.70mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	14d	1	0.73mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	44d	1	0.73mi
319 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	44d	1	0.74mi
1810 Highridge Dr Columbia, MO	4.0	3.0	1636	$2,200	$1.34	22d	1	0.86mi
1409 Mills Dr Columbia, MO	3.0	1.5	1416	$1,800	$1.27	14d	1	0.87mi
1008 Lakeshore Dr Columbia, MO	3.0	1.0	1783	$1,850	$1.04	22d	1	0.89mi
1312 White Oak Ln Columbia, MO	3.0	3.0	1512	$1,725	$1.14	14d	3	0.92mi
2609 Wee Wynd Columbia, MO	3.0	1.5	1600	$2,500	$1.56	44d	1	0.99mi
409 Sanford Ave Unit 102 Columbia, MO	4.0	3.0	1798	$2,400	$1.33	44d	1	1.07mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	22d	1	1.09mi
113 Crestmere Ave Unit 101 Columbia, MO	2.0	1.0	1300	$3,000	$2.31	44d	1	1.12mi
1007 Hardin St Columbia, MO	3.0	2.0	1554	$1,625	$1.05	22d	1	1.23mi
1009 Hardin St Columbia, MO	2.0	2.0	1300	$1,500	$1.15	22d	1	1.24mi
2612 Face Rock Ct Columbia, MO	3.0	2.5	1996	$2,700	$1.35	44d	1	1.31mi

Listing history 22 events

1. 2026-06-19
   days on market $309,900 Active 141 DOM
2. 2026-06-18
   days on market $309,900 Active 140 DOM
3. 2026-06-17
   days on market $309,900 Active 139 DOM
4. 2026-06-16
   days on market $309,900 Active 138 DOM
5. 2026-06-15
   days on market $309,900 Active 137 DOM
6. 2026-06-14
   days on market $309,900 Active 135 DOM
7. 2026-06-13
   days on market $309,900 Active 134 DOM
8. 2026-06-10
   days on market $309,900 Active 132 DOM
9. 2026-06-09
   days on market $309,900 Active 131 DOM
10. 2026-06-08
    days on market $309,900 Active 130 DOM
11. 2026-06-07
    days on market $309,900 Active 129 DOM
12. 2026-06-05
    days on market $309,900 Active 126 DOM
13. 2026-06-03
    days on market $309,900 Active 125 DOM
14. 2026-06-02
    days on market $309,900 Active 124 DOM
15. 2026-05-31
    days on market $309,900 Active 122 DOM
16. 2026-05-30
    days on market $309,900 Active 121 DOM
17. 2026-04-15
    price $320,000 759-char remark

    Show marketing remark (759 chars)

    Located on a quiet street in an established SW Columbia neighborhood, this well-maintained walkout Ranch offers a functional layout with flexible living space on both levels. The main level features a spacious living room, dining area, and an updated kitchen, along with three bedrooms, including a primary bedroom with private half bath, plus a full hall bath. The lower level provides additional living space with a large recreation room, 4th and 5th bedrooms, full bathroom, utility room, and generous storage. An attached garage adds convenience, while the layout offers room to live, work, or entertain with ease. Conveniently located near shopping, dining, and major routes, this home offers space, updates, and versatility in a great Columbia location.

18. 2026-04-08
    price $321,000 759-char remark

    Show marketing remark (759 chars)

    Located on a quiet street in an established SW Columbia neighborhood, this well-maintained walkout Ranch offers a functional layout with flexible living space on both levels. The main level features a spacious living room, dining area, and an updated kitchen, along with three bedrooms, including a primary bedroom with private half bath, plus a full hall bath. The lower level provides additional living space with a large recreation room, 4th and 5th bedrooms, full bathroom, utility room, and generous storage. An attached garage adds convenience, while the layout offers room to live, work, or entertain with ease. Conveniently located near shopping, dining, and major routes, this home offers space, updates, and versatility in a great Columbia location.

19. 2026-04-01
    price $322,000 759-char remark

    Show marketing remark (759 chars)

    Located on a quiet street in an established SW Columbia neighborhood, this well-maintained walkout Ranch offers a functional layout with flexible living space on both levels. The main level features a spacious living room, dining area, and an updated kitchen, along with three bedrooms, including a primary bedroom with private half bath, plus a full hall bath. The lower level provides additional living space with a large recreation room, 4th and 5th bedrooms, full bathroom, utility room, and generous storage. An attached garage adds convenience, while the layout offers room to live, work, or entertain with ease. Conveniently located near shopping, dining, and major routes, this home offers space, updates, and versatility in a great Columbia location.

20. 2026-03-25
    price $323,000 759-char remark

    Show marketing remark (759 chars)

    Located on a quiet street in an established SW Columbia neighborhood, this well-maintained walkout Ranch offers a functional layout with flexible living space on both levels. The main level features a spacious living room, dining area, and an updated kitchen, along with three bedrooms, including a primary bedroom with private half bath, plus a full hall bath. The lower level provides additional living space with a large recreation room, 4th and 5th bedrooms, full bathroom, utility room, and generous storage. An attached garage adds convenience, while the layout offers room to live, work, or entertain with ease. Conveniently located near shopping, dining, and major routes, this home offers space, updates, and versatility in a great Columbia location.

21. 2026-03-18
    price $324,000 759-char remark

    Show marketing remark (759 chars)

    Located on a quiet street in an established SW Columbia neighborhood, this well-maintained walkout Ranch offers a functional layout with flexible living space on both levels. The main level features a spacious living room, dining area, and an updated kitchen, along with three bedrooms, including a primary bedroom with private half bath, plus a full hall bath. The lower level provides additional living space with a large recreation room, 4th and 5th bedrooms, full bathroom, utility room, and generous storage. An attached garage adds convenience, while the layout offers room to live, work, or entertain with ease. Conveniently located near shopping, dining, and major routes, this home offers space, updates, and versatility in a great Columbia location.

22. 2026-01-30
    listed $325,000 Active 759-char remark

    Show marketing remark (759 chars)

    Located on a quiet street in an established SW Columbia neighborhood, this well-maintained walkout Ranch offers a functional layout with flexible living space on both levels. The main level features a spacious living room, dining area, and an updated kitchen, along with three bedrooms, including a primary bedroom with private half bath, plus a full hall bath. The lower level provides additional living space with a large recreation room, 4th and 5th bedrooms, full bathroom, utility room, and generous storage. An attached garage adds convenience, while the layout offers room to live, work, or entertain with ease. Conveniently located near shopping, dining, and major routes, this home offers space, updates, and versatility in a great Columbia location.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $2,162 · $180/mo
• Projected year-2 tax: $3,006 · $251/mo
• Expected delta: +$844/yr (+$70/mo · 39.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,283
• − Mortgage interest: −$17,359
• − Property taxes: −$2,162
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$9,015
• Taxable loss: −$8,008
• Est. tax savings @ 24.0%: +$1,922
• After-tax cash flow: $-528/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

-1.5% since first listed

6 events — show timeline

• 2026-04-15 Price Changed $320,000 CBORMLS
• 2026-04-08 Price Changed $321,000 CBORMLS
• 2026-04-01 Price Changed $322,000 CBORMLS
• 2026-03-25 Price Changed $323,000 CBORMLS
• 2026-03-18 Price Changed $324,000 CBORMLS
• 2026-01-30 Listed $325,000 CBORMLS

Property tax history

+3.4%/yr

Latest (2025): $2,162 · +11.1% YoY. Source: county tax records.