515 Huntridge Dr · Columbia, MO 65201

$150,000

3 bd · 2.0 ba · 1,591 sqft · Condo public records · 1 Days on market

Built 1986 $200/mo HOA · 11% of rent

---

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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.9/10.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Upper unit condo, large open rooms, big master bedroom w/ walk-in closet, formal dining room, wood deck off living room, pool access, partially wooded lot.

Key facts

• Total seclusion
• Mature woods
• Secluded deck

Tags

• SECLUDED DECK
• MATURE WOODS
• TOTAL SECLUSION
• ADDITIONAL PARKING SPACE
• WASHER AND DRYER INCLUDED

Property features AI

Finance

• HOA & community: Homeowners association with a $200 monthly fee; Community pool

Exterior

• Parking: Detached paved garage with 1 garage space
• Security: Smoke detectors
• Utilities: Public water; Cable available
• Home design: Residential condominium; Faces north; Entry on slab foundation
• Construction: Slab foundation
• Exterior features: Deck; Paved road access

Interior

• Kitchen: Refrigerator; Electric range; Dishwasher; Disposal
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Window coverings; Living room wood-burning fireplace
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.3% 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: Rock Bridge Elem. (math 42% / reading 52%, grade D-, #347 of 1,115 statewide, top 35%, 589 students, 33% FRL); Ann Hawkins Gentry Middle (math 40% / reading 47%, grade D, #127 of 391 statewide, top 34%, 719 students, 31% FRL); Rock Bridge Sr. High (math 39% / reading 68%, grade C-, #83 of 521 statewide, top 16%, 2,032 students, 18% FRL).
• Market conditions: Rents rising fast (+10.3%/yr); 355 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 45% of the median local income ($48k/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 $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 + 8.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $150,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 1.19% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $918
• Equity at exit: $22,365

10-year hold

• IRR: 15.1%
• Equity multiple: 2.53×
• Total profit: $64,430
• Equity at exit: $12,969

Cash invested: $42,000 (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 65201

• Rents YoY: 10.3%
• Active inventory: 355
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$787
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$62
• HOA: −$200
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $246

Break-even live

Break-even rent $1,477

Max offer price $150,000

Occupancy floor 81%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Foxfire Dr Columbia, MO	4.0	3.5	1986	$1,900	$0.96	21d	1	0.17mi
437 Foxfire Dr Columbia, MO	3.0	2.5	1424	$1,550	$1.09	13d	1	0.17mi
475 Foxfire Dr Columbia, MO	4.0	3.0	1556	$1,600	$1.03	21d	1	0.19mi
315 Foxfire Dr Columbia, MO	3.0	2.5	1522	$1,800	$1.18	43d	1	0.21mi
2804 Melody Ln Columbia, MO	3.0	2.5	1961	$2,750	$1.40	21d	1	0.41mi
109 Sieville Ave Columbia, MO	3.0	2.0	1230	$1,575	$1.28	21d	1	0.46mi
803 Ames Dr Columbia, MO	3.0	2.0	1315	$1,900	$1.44	21d	1	0.49mi
2260 Bennett Springs Dr Columbia, MO	1.0–2.0	1.0–2.0	994	$1,866	$1.88	13d	33	0.50mi
707 Boulder Dr Columbia, MO	3.0	2.5	1647	$2,200	$1.34	43d	1	0.53mi
1000 Cooper Dr N Columbia, MO	2.0–3.0	1.0–2.5	1200	$1,290	$1.07	13d	7	0.71mi
1401 Rolling Rock Dr Columbia, MO	4.0	2.5–3.0	1739	$1,848	$1.06	13d	3	0.72mi
800 Sycamore Ln Unit NA Columbia, MO	3.0	2.0	1416	$2,150	$1.52	13d	1	0.97mi
1605 Steamboat Ln Unit 1605 Columbia, MO	3.0	2.0	1164	$1,500	$1.29	13d	1	1.12mi
1609 Steamboat Ln Columbia, MO	3.0	2.0	1164	$1,400	$1.20	43d	1	1.14mi
3312 Belle Meade Dr Columbia, MO	3.0	2.5	1508	$1,675	$1.11	43d	1	1.15mi
3500 Rock Quarry Rd Columbia, MO	4.0	4.5	2000	$550	$0.28	43d	1	1.21mi
1802-1804 Juniper Dr Unit 1802 Columbia, MO	3.0	1.5	1373	$1,675	$1.22	13d	1	1.35mi
1916 Mirtle Grove Ct Columbia, MO	3.0	2.5	1378	$1,625	$1.18	43d	1	1.36mi
3603 Hermitage Rd Columbia, MO	3.0	2.5	1378	$1,625	$1.18	43d	1	1.37mi
3602 Hermitage Rd Columbia, MO	3.0	2.5	1378	$1,625	$1.18	43d	1	1.39mi
1913 Greenleaves Ct Columbia, MO	3.0	2.5	1446	$1,625	$1.12	43d	1	1.40mi
3715 Hermitage Rd Columbia, MO	3.0	2.5	1448	$1,625	$1.12	21d	1	1.41mi
4609 Brandon Woods St Columbia, MO	3.0	2.0	1200	$1,495	$1.25	13d	1	1.41mi
1109 Club Village Dr Unit 1109-204 Columbia, MO	3.0	2.0	1700	$1,600	$0.94	43d	1	1.42mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-21
   status Pending
2. 2026-05-21
   listed $150,000 Active
3. 2010-06-22
   soldstatus
4. 2006-08-15
   soldstatus 155-char remark

   Show marketing remark (155 chars)

   Upper unit condo, large open rooms, big master bedroom w/ walk-in closet, formal dining room, wood deck off living room, pool access, partially wooded lot.

5. 2006-04-12
   listed $101,900 155-char remark

   Show marketing remark (155 chars)

   Upper unit condo, large open rooms, big master bedroom w/ walk-in closet, formal dining room, wood deck off living room, pool access, partially wooded lot.

6. 2001-05-15
   soldstatus 117-char remark

   Show marketing remark (117 chars)

   UPPER UNIT NEXT TO POOL VAULTED SLYLIGHTS GREAT LOCATION SOUTH OF MU CAMPUS AND NOR MN-(1486) K, LR, DR, 3BR, 2B SLAB

7. 2000-10-30
   listed $82,000 117-char remark

   Show marketing remark (117 chars)

   UPPER UNIT NEXT TO POOL VAULTED SLYLIGHTS GREAT LOCATION SOUTH OF MU CAMPUS AND NOR MN-(1486) K, LR, DR, 3BR, 2B SLAB

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$38/yr (+$3/mo · 2.7%)

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

Taxation est. · year 1

• Rental income: $21,465
• − Mortgage interest: −$8,402
• − Property taxes: −$1,417
• − Insurance: −$750
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − HOA: −$2,400
• − Depreciation: −$4,364
• Taxable income: $698
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $2,784/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): 50,011
• Household income: $48,113
• Rent vs Own: 67.8% rent · 32.2% own
• Severe rent burden: 4323.0

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 (74%)
• Race & ethnicity: White 74% Black 8% Two or more races 7% Asian 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 9% · China, Canada, Vietnam
• Languages at home: 88% English-only · Spanish 4% Chinese 2% Other Indo-European 2%

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: ▼ -170.32%
• Current HPI: 195.2059
• Rent YoY: ▲ 10.33%
• 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

+82.9% since first listed

7 events — show timeline

• 2026-05-21 Pending — CBORMLS
• 2026-05-21 Listed $150,000 CBORMLS
• 2010-06-22 Sold (Public Records) — Public Records
• 2006-08-15 Sold (MLS) — CBORMLS
• 2006-04-12 Listed $101,900 CBORMLS
• 2001-05-15 Sold (MLS) — CBORMLS
• 2000-10-30 Listed $82,000 CBORMLS

Property tax history

+2.7%/yr

Latest (2025): $1,417 · +11.1% YoY. Source: county tax records.