7511 N Svena Dr · Columbia, MO 65202

$155,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 15 Days on market

Built 1971 10,440 sqft lot Est $237k · 35% under

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Why this score? — see what drove the C 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• 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

SOLD

Key facts

• 0.24 acre lot
• Garage
• Listed 14 days

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Cable available
• Home design: Single-family residence; Residential property; Zoned R-S (Single Family Residential)
• Construction: Slab foundation
• Exterior features: Cleared lot; Paved road access; Shed(s)

Interior

• Kitchen: Refrigerator; Microwave; Electric range; Dishwasher
• Bedrooms: Total rooms: 1
• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Window cooling units; Attic fan
• Interior features: Eat-in kitchen; Concrete flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (10.5% below list).
• Recommended offer: $139k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 $5k 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 15 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $138,792 (10.5% below list)

Questions for the listing agent

1. Built in 1971 — 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 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: 0.90% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $237,120
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7313 Backwoods Cv	0.19mi	3/2.5 (+1)	1,319 (+6%)	4mo	$250,000	$190	68
6702 Little Valley Dr	0.13mi	3/2.0 (+1)	1,118 (-10%)	11mo	$185,000	$165	58

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-11,496
• Equity at exit: $23,111

10-year hold

• IRR: 5.7%
• Equity multiple: 1.47×
• Total profit: $20,456
• Equity at exit: $13,402

Cash invested: $43,400 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $148

Break-even live

Break-even rent $1,201

Max offer price $155,000

Occupancy floor 84%

Sensitivity live

Price	-10% $236	-5% $192	+0% $148	+5% $104	+10% $60
Rent	-10% $38	-5% $93	+0% $148	+5% $203	+10% $258
Rate	-1.0pp $226	-0.5pp $187	base $148	+0.5pp $108	+1.0pp $67

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $155,000 Active 15 DOM
2. 2026-06-18
   days on market $155,000 Active 14 DOM
3. 2026-06-17
   days on market $155,000 Active 13 DOM
4. 2026-06-16
   days on market $155,000 Active 12 DOM
5. 2026-06-15
   days on market $155,000 Active 11 DOM
6. 2026-06-14
   days on market $155,000 Active 9 DOM
7. 2026-06-13
   days on market $155,000 Active 8 DOM
8. 2026-06-10
   days on market $155,000 Active 6 DOM
9. 2026-06-09
   days on market $155,000 Active 5 DOM
10. 2026-06-08
    days on market $155,000 Active 4 DOM
11. 2026-06-07
    remarks 347-char remark
12. 2026-06-07
    listed $155,000 Active 3 DOM

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$650/yr (+$54/mo · 76.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $16,655
• − Mortgage interest: −$8,682
• − Property taxes: −$854
• − Insurance: −$775
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$4,509
• Taxable loss: −$830
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $1,974/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

+138.5% since first listed

4 events — show timeline

• 2026-06-04 Listed $155,000 CBORMLS
• 2004-03-05 Listed $63,900 CBORMLS
• 2003-08-28 Sold (MLS) — CBORMLS
• 2003-08-05 Listed $65,000 CBORMLS

Property tax history

+3.2%/yr

Latest (2025): $854 · +7.0% YoY. Source: county tax records.