4360 E Lang Dr · Columbia, MO 65202

$149,900

3 bd · 2.0 ba · 1,218 sqft · SingleFamily public records · 36 Days on market

Built 1967 0.31 ac lot Est $240k · 38% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch-style home with great potential! This property features hardwood floors, a primary bedroom with private bath, and a 1-car garage. The basement has been partially demoed and is ready for someone to finish to their liking. With a level backyard and solid layout, this home offers a great opportunity for an investor or a buyer willing to put in some sweat equity. A little TLC could go a long way in making this home shine.

Key facts

• Private bath
• Level backyard
• Solid layout

Tags

• HARDWOOD FLOORS
• PRIVATE BATH
• PARTIALLY DEMOED BASEMENT
• LEVEL BACKYARD
• SOLID LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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+.
• Hallsville R-IV (rural): math 45% / reading 45% proficiency, ranked #87 of 324 in MO (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hallsville Primary (351 students, 28% FRL); Hallsville Middle (math 48% / reading 44%, grade D+, #102 of 391 statewide, top 26%, 365 students, 28% FRL); Hallsville High (math 52% / reading 47%, grade D, #124 of 521 statewide, top 28%, 448 students, 25% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 351 active listings in the ZIP; 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 $4k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1967 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $239,946
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4360 E Lang Dr	0.00mi	3/1.5	1,218 (0%)	1mo	$149,900	$123	98
4275 E Hillcrest Dr	0.09mi	3/1.5	1,184 (-3%)	13mo	$232,800	$197	78

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 · 5.96% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,903
• Equity at exit: $22,351

10-year hold

• IRR: 11.3%
• Equity multiple: 2.01×
• Total profit: $42,235
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$141 /mo · $1,691/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $275

Break-even live

Break-even rent $1,253

Max offer price $149,900

Occupancy floor 78%

Sensitivity live

Price	-10% $359	-5% $317	+0% $275	+5% $232	+10% $190
Rent	-10% $148	-5% $211	+0% $275	+5% $338	+10% $401
Rate	-1.0pp $350	-0.5pp $313	base $275	+0.5pp $236	+1.0pp $196

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-17
   status Pending 427-char remark

   Show marketing remark (427 chars)

   Ranch-style home with great potential! This property features hardwood floors, a primary bedroom with private bath, and a 1-car garage. The basement has been partially demoed and is ready for someone to finish to their liking. With a level backyard and solid layout, this home offers a great opportunity for an investor or a buyer willing to put in some sweat equity. A little TLC could go a long way in making this home shine.

2. 2026-04-17
   status Pending

   Show marketing remark (427 chars)

   Ranch-style home with great potential! This property features hardwood floors, a primary bedroom with private bath, and a 1-car garage. The basement has been partially demoed and is ready for someone to finish to their liking. With a level backyard and solid layout, this home offers a great opportunity for an investor or a buyer willing to put in some sweat equity. A little TLC could go a long way in making this home shine.

3. 2026-04-15
   price $149,900 427-char remark

   Show marketing remark (427 chars)

   Ranch-style home with great potential! This property features hardwood floors, a primary bedroom with private bath, and a 1-car garage. The basement has been partially demoed and is ready for someone to finish to their liking. With a level backyard and solid layout, this home offers a great opportunity for an investor or a buyer willing to put in some sweat equity. A little TLC could go a long way in making this home shine.

4. 2026-04-14
   price $149,900
5. 2026-03-20
   price $179,900

   Show marketing remark (427 chars)

   Ranch-style home with great potential! This property features hardwood floors, a primary bedroom with private bath, and a 1-car garage. The basement has been partially demoed and is ready for someone to finish to their liking. With a level backyard and solid layout, this home offers a great opportunity for an investor or a buyer willing to put in some sweat equity. A little TLC could go a long way in making this home shine.

6. 2026-03-20
   price $179,900 427-char remark

   Show marketing remark (427 chars)

   Ranch-style home with great potential! This property features hardwood floors, a primary bedroom with private bath, and a 1-car garage. The basement has been partially demoed and is ready for someone to finish to their liking. With a level backyard and solid layout, this home offers a great opportunity for an investor or a buyer willing to put in some sweat equity. A little TLC could go a long way in making this home shine.

7. 2026-03-12
   listed $199,900 Active
8. 2026-03-11
   listed $199,900 Active 427-char remark

   Show marketing remark (427 chars)

   Ranch-style home with great potential! This property features hardwood floors, a primary bedroom with private bath, and a 1-car garage. The basement has been partially demoed and is ready for someone to finish to their liking. With a level backyard and solid layout, this home offers a great opportunity for an investor or a buyer willing to put in some sweat equity. A little TLC could go a long way in making this home shine.

9. 2024-07-27
   listed $185,000 Active
10. 2024-03-12
    listed $199,900 Active
11. 2017-11-15
    soldstatus
12. 2017-11-15
    soldstatus
13. 2017-08-31
    listed $125,000

ⓘ 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: $1,691 · $141/mo
• Projected year-2 tax: $1,691 · $141/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°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: $19,200
• − Mortgage interest: −$8,397
• − Property taxes: −$1,691
• − Insurance: −$750
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,361
• Taxable income: $930
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $3,071/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: Hallsville R-IV
• NCES district ID: 2913560
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $52,529
• Composite: 38.89/100
• National rank: #4097
• State rank: #87 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

+19.9% since first listed

13 events — show timeline

• 2026-04-17 Pending — JCMLS
• 2026-04-17 Pending — CBORMLS
• 2026-04-15 Price Changed $149,900 JCMLS
• 2026-04-14 Price Changed $149,900 CBORMLS
• 2026-03-20 Price Changed $179,900 CBORMLS
• 2026-03-20 Price Changed $179,900 JCMLS
• 2026-03-12 Listed $199,900 CBORMLS
• 2026-03-11 Listed $199,900 JCMLS
• 2024-07-27 Listed $185,000 CBORMLS
• 2024-03-12 Listed $199,900 CBORMLS
• 2017-11-15 Sold (Public Records) — Public Records
• 2017-11-15 Sold (MLS) — CBORMLS
• 2017-08-31 Listed $125,000 CBORMLS

Property tax history

+3.1%/yr

Latest (2025): $1,691 · +7.0% YoY. Source: county tax records.