204 W Texas Ave · Columbia, MO 65202

$135,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 9 Days on market

Built 1958 0.32 ac lot Est $187k · 28% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MN K, LR, 3BR, B, UTR CUTE STARTER HOME REFINISHED HARDWOOD FLOORS LARGE SHADED FENCED BACKYARD NO SELLER DISCLOSURE PROVIDED

Key facts

• 0.32 acre lot
• Garage
• Listed 9 days

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Home design: Single-family residence; Residential property
• Exterior features: Lot dimensions approximately 85 x 165.2; Subdivision: PARKADE HILLS

Interior

• Bedrooms: 1 total room (see room layout for details)
• Bathrooms: 1 full bathroom
• Interior features: Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 11.0% 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: Parkade Elem. (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 364 students, 55% FRL); West Middle School (math 22% / reading 36%, grade F, #300 of 391 statewide, top 77%, 504 students, 58% FRL); David H. Hickman High (math 27% / reading 55%, grade F, #236 of 521 statewide, top 45%, 2,044 students, 33% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 351 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y 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 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1958 — 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: 1.33% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $186,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 W Texas Ave	0.03mi	3/1.5	1,060 (+3%)	3mo	$225,000	$212	89
1909 Bear Creek Dr	0.21mi	3/1.0	1,131 (+10%)	2mo	$159,000	$141	72
102 E Sexton Rd	0.75mi	2/1.0 (-1)	1,022 (-0%)	2mo	$184,000	$180	58
1000 Hardin St	0.72mi	2/1.0 (-1)	1,025 (0%)	6mo	$205,000	$200	56
1106 Jefferson St	0.43mi	3/1.0	1,140 (+11%)	7mo	$169,900	$149	55
1001 Jefferson St	0.55mi	3/1.0	956 (-7%)	10mo	$210,000	$220	55
713 Ridgeway Ave	0.69mi	3/1.0	1,106 (+8%)	3mo	$182,000	$165	52
506 Jackson St	0.53mi	2/1.5 (-1)	960 (-6%)	8mo	$175,000	$182	51
515 Jackson St	0.49mi	3/1.0	912 (-11%)	12mo	$180,000	$197	49
112 W Thurman St	0.53mi	3/1.0	1,154 (+13%)	10mo	$159,000	$138	46
1007 Jefferson St	0.52mi	3/2.0	1,168 (+14%)	6mo	$254,900	$218	44
1003 Clayton St	0.67mi	2/1.0 (-1)	907 (-12%)	13mo	$149,000	$164	34

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: 11.3%
• Equity multiple: 1.46×
• Total profit: $17,550
• Equity at exit: $20,129

10-year hold

• IRR: 22.5%
• Equity multiple: 3.19×
• Total profit: $82,906
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$708
• Tax from tax record: −$117 /mo · $1,406/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $533

Break-even live

Break-even rent $1,116

Max offer price $135,000

Occupancy floor 65%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1502 Parkade Blvd Unit 2 Columbia, MO	2.0	1.0	700	$950	$1.36	43d	1	0.21mi
301 W Forest Ave Columbia, MO	3.0	2.0	1162	$1,395	$1.20	13d	1	0.45mi
613 Bear Valley Ct Columbia, MO	3.0	1.0	1206	$1,600	$1.33	21d	1	0.62mi
2011 Bridgewater Dr Columbia, MO	3.0	2.0	1436	$1,825	$1.27	21d	1	0.65mi
1600 Parkside Dr Columbia, MO	2.0	1.0	885	$950	$1.07	43d	1	0.68mi
1009 Hardin St Columbia, MO	2.0	2.0	1300	$1,500	$1.15	21d	1	0.73mi
1003 Hardin St Columbia, MO	2.0	1.0	950	$1,100	$1.16	43d	1	0.75mi
607 Ridgeway Ave Columbia, MO	2.0	1.0	728	$1,300	$1.79	43d	1	0.78mi
20 Blue Ridge Rd Unit 202 Columbia, MO	2.0	2.0	1100	$1,500	$1.36	21d	1	0.89mi
309 Alexander Ave Columbia, MO	2.0	1.0	728	$1,200	$1.65	13d	1	0.97mi
812 Again St Columbia, MO	2.0	1.0	780	$1,300	$1.67	44d	1	0.99mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	21d	1	1.00mi
319 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	43d	1	1.15mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	43d	1	1.17mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	13d	1	1.17mi
103 N Garth Ave Columbia, MO	3.0	2.0	1196	$2,950	$2.47	21d	1	1.18mi
205 West Blvd N Columbia, MO	4.0	2.0	1456	$1,550	$1.06	43d	1	1.19mi
403 N 9th St Columbia, MO	3.0	2.0	1397	$1,800	$1.29	13d	1	1.19mi
1007 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	43d	1	1.21mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	21d	1	1.21mi
1011 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	43d	1	1.21mi
1311 W Worley St Columbia, MO	3.0	1.0	944	$1,500	$1.59	21d	1	1.22mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	43d	1	1.22mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	43d	1	1.22mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	43d	1	1.23mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	1.23mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	1.24mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	13d	1	1.24mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	1.24mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	21d	1	1.24mi
203 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	1.25mi
1009 Otto Ct Columbia, MO	2.0	1.0	1210	$1,230	$1.02	21d	1	1.25mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	13d	1	1.25mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	1.25mi
105 Clinton Dr Columbia, MO	2.0	1.0	830	$1,300	$1.57	21d	1	1.33mi
113 Crestmere Ave Unit 101 Columbia, MO	2.0	1.0	1300	$3,000	$2.31	43d	1	1.34mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	43d	1	1.34mi
1409 Paris Rd Unit 101 Columbia, MO	4.0	2.0	1468	$3,200	$2.18	43d	1	1.38mi
1103 W Broadway Unit 1121B;1/2HW Columbia, MO	2.0	2.0	1200	$1,395	$1.16	43d	1	1.41mi
5 S Greenwood Ave Columbia, MO	2.0	1.0	1104	$1,600	$1.45	21d	1	1.42mi

Listing history 8 events

1. 2026-06-17
   statusdays on market $135,000 Pending 9 DOM
2. 2026-06-16
   days on market $135,000 Active 8 DOM
3. 2026-06-15
   days on market $135,000 Active 7 DOM
4. 2026-06-14
   days on market $135,000 Active 5 DOM
5. 2026-06-13
   days on market $135,000 Active 4 DOM
6. 2026-06-10
   days on market $135,000 Active 2 DOM
7. 2026-06-09
   remarks 147-char remark
8. 2026-06-09
   listed $135,000 Active 1 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: $1,406 · $117/mo
• Projected year-2 tax: $1,406 · $117/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 ≥108°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: $21,483
• − Mortgage interest: −$7,562
• − Property taxes: −$1,406
• − Insurance: −$675
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$3,927
• Taxable income: $4,475
• Est. tax owed @ 24.0%: −$1,074
• After-tax cash flow: $5,321/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): 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

+80.2% since first listed

5 events — show timeline

• 2026-06-08 Listed $135,000 CBORMLS
• 2005-01-28 Sold (MLS) — CBORMLS
• 2004-10-26 Listed $92,500 CBORMLS
• 1998-04-20 Sold (MLS) — CBORMLS
• 1997-11-05 Listed $74,900 CBORMLS

Property tax history

+3.1%/yr

Latest (2025): $1,406 · +11.1% YoY. Source: county tax records.