302 Westridge Dr · Columbia, MO 65203

$264,900

3 bd · 1.5 ba · 1,988 sqft · SingleFamily public records · 11 Days on market

Built 1955 0.29 ac lot $133/sqft · 13% below area Est $306k · 13% under

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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).

• Cash flow +14.6/30.0
• ARV discount +13.5/15.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• 1% rule +3.3/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a prime central Columbia area and offering great potential, this home features original hardwood floors throughout the living and bedroom areas, a beautiful classic stone woodburning fireplace that's been converted to gas, and durable three-sided brick construction. The home includes a basement with existing finish that is ready for you to update and make your own, plus a one-car garage and additional driveway parking. Enjoy the outdoors on a large wrap around deck with egress to a fully fenced back yard. This is an excellent opportunity to bring your own style and vision to a home and build equity at your own pace!

Key facts

• 0.29 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $64 ($772/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 $220k (16.8% below list).
• Recommended offer: $220k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 44d 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 $8k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,348 (16.8% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
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: 0.83% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (median comp): $305,750
• List price: $264,900
• Delta: -13.36%
• 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
1220 Ridge Rd	0.28mi	4/3.0 (+1)	2,024 (+2%)	2mo	$345,000	$170	71
705 Westridge Dr	0.30mi	3/2.0	1,774 (-11%)	4mo	$389,900	$220	63
1017 Prospect St	0.49mi	4/2.0 (+1)	2,078 (+4%)	3mo	$320,000	$154	60
505 S West Blvd	0.43mi	3/2.5	1,778 (-11%)	1mo	$335,000	$188	57
122 N Greenwood Ave	0.66mi	3/2.0	2,129 (+7%)	1mo	$299,900	$141	55
1223 Frances Dr	0.62mi	3/3.0	1,857 (-7%)	1mo	$340,000	$183	53
819 Yale	0.66mi	3/2.0	2,184 (+10%)	1mo	$349,900	$160	50
307 Bourn Ave	0.68mi	3/2.0	1,790 (-10%)	1mo	$299,000	$167	49
801 W Ash St	0.71mi	3/1.5	2,175 (+9%)	4mo	$315,000	$145	48
414 E Rockcreek Dr	0.45mi	4/2.5 (+1)	2,262 (+14%)	3mo	$350,000	$155	45
210 W Briarwood Ln	0.56mi	4/3.0 (+1)	2,190 (+10%)	3mo	$309,900	$142	44
315 Loch Ln	0.75mi	4/2.0 (+1)	1,776 (-11%)	1mo	$279,900	$158	39

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-31,827
• Equity at exit: $39,497

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $8,193
• Equity at exit: $22,904

Cash invested: $74,172 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$177 /mo · $2,123/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $64

Break-even live

Break-even rent $2,122

Max offer price $264,900

Occupancy floor 92%

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: $66,225
• Closing costs: $7,947
• 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	43d	1	0.50mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	13d	1	0.50mi
203 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	0.50mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	0.51mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	21d	1	0.51mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	13d	1	0.51mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	0.51mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	0.52mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	43d	1	0.53mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	43d	1	0.54mi
1011 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	43d	1	0.54mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	43d	1	0.54mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	21d	1	0.54mi
1007 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	43d	1	0.54mi
205 West Blvd N Columbia, MO	4.0	2.0	1456	$1,550	$1.06	43d	1	0.56mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	43d	1	0.58mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	13d	1	0.58mi
319 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	43d	1	0.60mi
1008 Lakeshore Dr Columbia, MO	3.0	1.0	1783	$1,850	$1.04	21d	1	0.92mi
409 Sanford Ave Unit 102 Columbia, MO	4.0	3.0	1798	$2,400	$1.33	43d	1	0.95mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	21d	1	0.98mi
2609 Wee Wynd Columbia, MO	3.0	1.5	1600	$2,500	$1.56	43d	1	1.00mi
1810 Highridge Dr Columbia, MO	4.0	3.0	1636	$2,200	$1.34	21d	1	1.01mi
1409 Mills Dr Columbia, MO	3.0	1.5	1416	$1,800	$1.27	13d	1	1.01mi
1312 White Oak Ln Columbia, MO	3.0	3.0	1512	$1,725	$1.14	13d	3	1.03mi
113 Crestmere Ave Unit 101 Columbia, MO	2.0	1.0	1300	$3,000	$2.31	43d	1	1.05mi
1007 Hardin St Columbia, MO	3.0	2.0	1554	$1,625	$1.05	21d	1	1.08mi
1009 Hardin St Columbia, MO	2.0	2.0	1300	$1,500	$1.15	21d	1	1.09mi
2612 Face Rock Ct Columbia, MO	3.0	2.5	1996	$2,700	$1.35	43d	1	1.45mi

Listing history 9 events

1. 2026-05-03
   status Pending 634-char remark

   Show marketing remark (634 chars)

   Located in a prime central Columbia area and offering great potential, this home features original hardwood floors throughout the living and bedroom areas, a beautiful classic stone woodburning fireplace that's been converted to gas, and durable three-sided brick construction. The home includes a basement with existing finish that is ready for you to update and make your own, plus a one-car garage and additional driveway parking. Enjoy the outdoors on a large wrap around deck with egress to a fully fenced back yard. This is an excellent opportunity to bring your own style and vision to a home and build equity at your own pace!

2. 2026-04-23
   status Active 634-char remark

   Show marketing remark (634 chars)

   Located in a prime central Columbia area and offering great potential, this home features original hardwood floors throughout the living and bedroom areas, a beautiful classic stone woodburning fireplace that's been converted to gas, and durable three-sided brick construction. The home includes a basement with existing finish that is ready for you to update and make your own, plus a one-car garage and additional driveway parking. Enjoy the outdoors on a large wrap around deck with egress to a fully fenced back yard. This is an excellent opportunity to bring your own style and vision to a home and build equity at your own pace!

3. 2026-04-05
   status Pending 634-char remark

   Show marketing remark (634 chars)

   Located in a prime central Columbia area and offering great potential, this home features original hardwood floors throughout the living and bedroom areas, a beautiful classic stone woodburning fireplace that's been converted to gas, and durable three-sided brick construction. The home includes a basement with existing finish that is ready for you to update and make your own, plus a one-car garage and additional driveway parking. Enjoy the outdoors on a large wrap around deck with egress to a fully fenced back yard. This is an excellent opportunity to bring your own style and vision to a home and build equity at your own pace!

4. 2026-04-03
   listed $264,900 Active 634-char remark

   Show marketing remark (634 chars)

   Located in a prime central Columbia area and offering great potential, this home features original hardwood floors throughout the living and bedroom areas, a beautiful classic stone woodburning fireplace that's been converted to gas, and durable three-sided brick construction. The home includes a basement with existing finish that is ready for you to update and make your own, plus a one-car garage and additional driveway parking. Enjoy the outdoors on a large wrap around deck with egress to a fully fenced back yard. This is an excellent opportunity to bring your own style and vision to a home and build equity at your own pace!

5. 2026-03-29
   historical $264,900 634-char remark

   Show marketing remark (634 chars)

   Located in a prime central Columbia area and offering great potential, this home features original hardwood floors throughout the living and bedroom areas, a beautiful classic stone woodburning fireplace that's been converted to gas, and durable three-sided brick construction. The home includes a basement with existing finish that is ready for you to update and make your own, plus a one-car garage and additional driveway parking. Enjoy the outdoors on a large wrap around deck with egress to a fully fenced back yard. This is an excellent opportunity to bring your own style and vision to a home and build equity at your own pace!

6. 2022-06-03
   soldstatus Closed 382-char remark

   Show marketing remark (382 chars)

   This one owner home is located in the central SW part of Columbia. Home has an updated main level bathroom, new tile in the kitchen and dining area. Hardwood floors on the main level that just adds to the character of the home. Fenced backyard with a new deck off the back of the home. Basement level is ready for the new owner to make it their own. Showings will start on the 25th.

7. 2022-06-03
   soldstatus

   Show marketing remark (382 chars)

   This one owner home is located in the central SW part of Columbia. Home has an updated main level bathroom, new tile in the kitchen and dining area. Hardwood floors on the main level that just adds to the character of the home. Fenced backyard with a new deck off the back of the home. Basement level is ready for the new owner to make it their own. Showings will start on the 25th.

8. 2022-05-04
   historical 382-char remark

   Show marketing remark (382 chars)

   This one owner home is located in the central SW part of Columbia. Home has an updated main level bathroom, new tile in the kitchen and dining area. Hardwood floors on the main level that just adds to the character of the home. Fenced backyard with a new deck off the back of the home. Basement level is ready for the new owner to make it their own. Showings will start on the 25th.

9. 2022-04-20
   listed $244,900 382-char remark

   Show marketing remark (382 chars)

   This one owner home is located in the central SW part of Columbia. Home has an updated main level bathroom, new tile in the kitchen and dining area. Hardwood floors on the main level that just adds to the character of the home. Fenced backyard with a new deck off the back of the home. Basement level is ready for the new owner to make it their own. Showings will start on the 25th.

ⓘ 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: $2,123 · $177/mo
• Projected year-2 tax: $2,570 · $214/mo
• Expected delta: +$447/yr (+$37/mo · 21.1%)

ⓘ 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 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: $26,442
• − Mortgage interest: −$14,839
• − Property taxes: −$2,123
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$7,706
• Taxable loss: −$3,781
• Est. tax savings @ 24.0%: +$907
• After-tax cash flow: $1,679/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

+8.2% since first listed

9 events — show timeline

• 2026-05-03 Pending — CBORMLS
• 2026-04-23 Relisted — CBORMLS
• 2026-04-05 Pending — CBORMLS
• 2026-04-03 Listed $264,900 CBORMLS
• 2026-03-29 Coming Soon $264,900 CBORMLS
• 2022-06-03 Sold (Public Records) — Public Records
• 2022-06-03 Sold (MLS) — CBORMLS
• 2022-05-04 Delisted — CBORMLS
• 2022-04-20 Listed $244,900 CBORMLS

Property tax history

+3.5%/yr

Latest (2025): $2,123 · +11.1% YoY. Source: county tax records.