1809 Iris Dr · Columbia, MO 65202

$199,990

4 bd · 2.0 ba · 2,210 sqft · SingleFamily public records · 9 Days on market

Built 1967 9,000 sqft lot Est $307k · 35% under

---

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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• 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

Fix and flip opportunity in Valley View Gardens neighborhood. This 4 bedroom, 3 full bath home on full walkout basement has tons of potential with ample square footage to be finished. Excavated room under garage with outside entrance. Sells in AS IS condition. She needs some love!!

Key facts

• Great natural light
• Spacious layout
• New fence

Tags

• SPACIOUS LAYOUT
• OPEN LIVING AND DINING AREAS
• GREAT NATURAL LIGHT
• NEW FENCE
• FRESH WHITE-AND-BLACK EXTERIOR

Property features AI

Exterior

• Parking: One-car garage; Additional parking available
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential property); Described as a fixer
• Construction: Brick and wood siding construction
• Exterior features: Lot approximately 75 x 120

Interior

• Kitchen: No appliances listed
• Bedrooms: Total rooms listed as 1
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Central cooling
• Interior features: Fireplace; Full finished basement with interior entry and walk-out access
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/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 $198k (0.8% below list).
• Recommended offer: $198k (0.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Mary Paxton Keeley Elem. (math 43% / reading 48%, grade D-, #405 of 1,115 statewide, top 37%, 634 students, 35% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/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 $6k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $198,450 (0.8% below list)

Questions for the listing agent

1. Built in 1967 — 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: 0.99% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $307,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 Iris Dr	0.00mi	4/3.0	2,210 (0%)	18mo	$185,000	$84	81
2008 Sunflower St	0.21mi	4/2.5	2,090 (-5%)	5mo	$289,900	$139	75
1812 Iris Dr	0.03mi	4/3.0	1,950 (-12%)	5mo	$329,000	$169	70
1906 Rose Dr	0.14mi	4/2.5	2,310 (+4%)	17mo	$269,900	$117	70
2009 Iris Dr	0.16mi	3/1.5 (-1)	1,984 (-10%)	2mo	$275,000	$139	67
2705 Jonquil Pl	0.15mi	4/2.5	2,013 (-9%)	14mo	$310,000	$154	65
2319 Tulip Ct	0.30mi	4/2.0	2,060 (-7%)	13mo	$285,000	$138	64
2319 Primrose Dr	0.22mi	4/2.0	2,374 (+7%)	17mo	$360,000	$152	63
2308 Tulip Ct	0.27mi	4/3.0	2,157 (-2%)	20mo	$257,900	$120	63
2301 Iris Dr	0.36mi	3/2.5 (-1)	2,240 (+1%)	20mo	$260,000	$116	57
2105 N Stadium Blvd	0.38mi	4/2.0	2,500 (+13%)	16mo	$285,000	$114	47
2012 Sunflower St	0.23mi	4/3.0	1,890 (-14%)	19mo	$284,500	$151	45

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: -4.3%
• Equity multiple: 0.83×
• Total profit: $-9,332
• Equity at exit: $29,819

10-year hold

• IRR: 8.4%
• Equity multiple: 1.72×
• Total profit: $40,231
• Equity at exit: $17,291

Cash invested: $55,997 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,984 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$169 /mo · $2,023/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $267

Break-even live

Break-even rent $1,646

Max offer price $199,990

Occupancy floor 82%

Sensitivity live

Price	-10% $380	-5% $324	+0% $267	+5% $210	+10% $154
Rent	-10% $110	-5% $189	+0% $267	+5% $345	+10% $424
Rate	-1.0pp $368	-0.5pp $318	base $267	+0.5pp $215	+1.0pp $163

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: $49,998
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1720 N Chapman Ln Unit 1726 Columbia, MO	3.0	2.0	1500	$1,500	$1.00	14d	1	1.30mi
2011 Bridgewater Dr Columbia, MO	3.0	2.0	1436	$1,825	$1.27	21d	1	1.43mi
2609 Wee Wynd Columbia, MO	3.0	1.5	1600	$2,500	$1.56	44d	1	1.43mi
3508 Berkshire Columbia, MO	3.0	2.5	1644	$1,695	$1.03	21d	1	1.48mi

Listing history 8 events

1. 2026-06-19
   days on market $199,990 Active 9 DOM
2. 2026-06-18
   days on market $199,990 Active 8 DOM
3. 2026-06-17
   days on market $199,990 Active 7 DOM
4. 2026-06-16
   days on market $199,990 Active 6 DOM
5. 2026-06-15
   days on market $199,990 Active 5 DOM
6. 2026-06-14
   days on market $199,990 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $199,990 Active 2 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: $2,023 · $169/mo
• Projected year-2 tax: $2,023 · $169/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,814
• − Mortgage interest: −$11,203
• − Property taxes: −$2,023
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$5,818
• Taxable loss: −$40
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $3,214/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

+8.1% since first listed

5 events — show timeline

• 2026-06-11 Listed $199,990 JCMLS
• 2025-10-15 Listed $245,000 CBORMLS
• 2024-12-11 Sold (MLS) — CBORMLS
• 2024-11-12 Delisted — CBORMLS
• 2024-10-24 Listed $185,000 CBORMLS

Property tax history

+3.4%/yr

Latest (2025): $2,023 · +11.1% YoY. Source: county tax records.