710 King Ave · Columbia, MO 65203

$215,000

3 bd · 1.0 ba · 1,358 sqft · MultiFamily public records · 6 Days on market

Built 1935 5,650 sqft lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Fully updated without losing a bit of charm, this adorable 3 bedroom 1.5 bath house in Central Columbia is on a quiet street with a backyard that dreams (and HGTV) are made of. Fully privacy fenced and wired for your outdoor speakers, the brick patio is The Spot for your future get-togethers. It is even romantically covered with decorative string lights that REALLY set the mood. Hardwood floors throughout the inside, updated bathrooms, central air and furnace (plus a mini split unit that serves the loft), this house has it all and is awaiting its new owner. Don't forget the fully refinished upstairs loft which has a half bath, new skylights, and the coolest ''hobbit hole'' this side of the Mississippi. Don't miss out on this gorgeous house!

Key facts

• Spacious yard
• Versatile loft space
• Unfinished basement

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• HARDWOOD FLOORS
• VERSATILE LOFT SPACE
• UNFINISHED BASEMENT
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 9.3% 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: Thomas Benton Elem. (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 216 students, 99% FRL); Jefferson Middle School (math 45% / reading 54%, grade C, #74 of 391 statewide, top 20%, 625 students, 32% FRL); David H. Hickman High (math 27% / reading 55%, grade F, #236 of 521 statewide, top 45%, 2,044 students, 33% FRL) — zoned schools average 55% FRL vs 35% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.1%/yr); 459 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; solid renter incomes; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).
• This rent runs 35% 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 $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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $60k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,000

Questions for the listing agent

1. Built in 1935 — 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 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: 1.07% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.09% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $6,226
• Equity at exit: $32,057

10-year hold

• IRR: 14.7%
• Equity multiple: 2.34×
• Total profit: $80,877
• Equity at exit: $18,589

Cash invested: $60,200 (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: 15.1×

Monthly cashflow live

• Estimated rent: $2,307 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$75 /mo · $906/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $530

Break-even live

Break-even rent $1,636

Max offer price $215,000

Occupancy floor 72%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,190
1× unit	1	1	$1,117
Total (2 units)			$2,307

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 W Forest Ave Columbia, MO	3.0	2.0	1162	$1,395	$1.20	13d	1	0.47mi
403 N 9th St Columbia, MO	3.0	2.0	1397	$1,800	$1.29	13d	1	0.49mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	21d	1	0.54mi
103 N Garth Ave Columbia, MO	3.0	2.0	1196	$2,950	$2.47	21d	1	0.54mi
409 Sanford Ave Unit 102 Columbia, MO	4.0	3.0	1798	$2,400	$1.33	43d	1	0.58mi
1009 Otto Ct Columbia, MO	2.0	1.0	1210	$1,230	$1.02	21d	1	0.59mi
810 E Broadway Unit 4 Columbia, MO	4.0	2.0	1048	$1,400	$1.34	43d	1	0.70mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	43d	1	0.72mi
113 Crestmere Ave Unit 101 Columbia, MO	2.0	1.0	1300	$3,000	$2.31	43d	1	0.72mi
904 E Broadway Unit 905 Columbia, MO	2.0	2.0	1565	$2,100	$1.34	43d	1	0.74mi
1200 E Walnut St Columbia, MO	2.0	2.0	1470	$2,575	$1.75	13d	2	0.78mi
1409 Paris Rd Unit 101 Columbia, MO	4.0	2.0	1468	$3,200	$2.18	43d	1	0.88mi
1413 Paris Rd Unit 101 Columbia, MO	4.0	4.0	1659	$2,800	$1.69	43d	1	0.89mi
1415 Paris Rd Unit A Columbia, MO	4.0	2.0	1659	$3,200	$1.93	43d	1	0.90mi
1003 Hardin St Columbia, MO	2.0	1.0	950	$1,100	$1.16	43d	1	0.92mi
1007 Hardin St Columbia, MO	3.0	2.0	1554	$1,625	$1.05	21d	1	0.93mi
109 E Stewart Rd Apt A Columbia, MO	2.0	1.0	1000	$1,500	$1.50	21d	1	0.93mi
1009 Hardin St Columbia, MO	2.0	2.0	1300	$1,500	$1.15	21d	1	0.94mi
308 S 9th St Columbia, MO	1.0–2.0	1.0–2.0	824	$2,148	$2.61	43d	1	0.95mi
503 N William St Columbia, MO	4.0	2.0	1340	$2,400	$1.79	13d	1	1.00mi
319 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	43d	1	1.00mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	43d	1	1.01mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	13d	1	1.01mi
205 West Blvd N Columbia, MO	4.0	2.0	1456	$1,550	$1.06	43d	1	1.01mi
1514 Richardson St Columbia, MO	4.0	2.0	1827	$1,800	$0.99	21d	1	1.03mi
1001 University Ave Columbia, MO	1.0–2.0	1.0–2.0	932	$2,375	$2.55	21d	14	1.03mi
1007 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	43d	1	1.04mi
5 S Greenwood Ave Columbia, MO	2.0	1.0	1104	$1,600	$1.45	21d	1	1.04mi
1011 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	43d	1	1.05mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	21d	1	1.07mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	43d	1	1.07mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	1.08mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	1.08mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	43d	1	1.09mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	43d	1	1.10mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	13d	1	1.10mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	1.10mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	21d	1	1.10mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	13d	1	1.11mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	1.11mi

Listing history 15 events

1. 2026-04-24
   status Pending
2. 2026-04-21
   status Active
3. 2026-04-10
   status Pending
4. 2026-04-08
   listed $215,000 Active
5. 2022-08-18
   soldstatus 750-char remark

   Show marketing remark (750 chars)

   Fully updated without losing a bit of charm, this adorable 3 bedroom 1.5 bath house in Central Columbia is on a quiet street with a backyard that dreams (and HGTV) are made of. Fully privacy fenced and wired for your outdoor speakers, the brick patio is The Spot for your future get-togethers. It is even romantically covered with decorative string lights that REALLY set the mood. Hardwood floors throughout the inside, updated bathrooms, central air and furnace (plus a mini split unit that serves the loft), this house has it all and is awaiting its new owner. Don't forget the fully refinished upstairs loft which has a half bath, new skylights, and the coolest ''hobbit hole'' this side of the Mississippi. Don't miss out on this gorgeous house!

6. 2021-06-30
   soldstatus 750-char remark

   Show marketing remark (750 chars)

   Fully updated without losing a bit of charm, this adorable 3 bedroom 1.5 bath house in Central Columbia is on a quiet street with a backyard that dreams (and HGTV) are made of. Fully privacy fenced and wired for your outdoor speakers, the brick patio is The Spot for your future get-togethers. It is even romantically covered with decorative string lights that REALLY set the mood. Hardwood floors throughout the inside, updated bathrooms, central air and furnace (plus a mini split unit that serves the loft), this house has it all and is awaiting its new owner. Don't forget the fully refinished upstairs loft which has a half bath, new skylights, and the coolest ''hobbit hole'' this side of the Mississippi. Don't miss out on this gorgeous house!

7. 2021-06-30
   soldstatus

   Show marketing remark (750 chars)

   Fully updated without losing a bit of charm, this adorable 3 bedroom 1.5 bath house in Central Columbia is on a quiet street with a backyard that dreams (and HGTV) are made of. Fully privacy fenced and wired for your outdoor speakers, the brick patio is The Spot for your future get-togethers. It is even romantically covered with decorative string lights that REALLY set the mood. Hardwood floors throughout the inside, updated bathrooms, central air and furnace (plus a mini split unit that serves the loft), this house has it all and is awaiting its new owner. Don't forget the fully refinished upstairs loft which has a half bath, new skylights, and the coolest ''hobbit hole'' this side of the Mississippi. Don't miss out on this gorgeous house!

8. 2021-05-30
   listed $159,997 750-char remark

   Show marketing remark (750 chars)

   Fully updated without losing a bit of charm, this adorable 3 bedroom 1.5 bath house in Central Columbia is on a quiet street with a backyard that dreams (and HGTV) are made of. Fully privacy fenced and wired for your outdoor speakers, the brick patio is The Spot for your future get-togethers. It is even romantically covered with decorative string lights that REALLY set the mood. Hardwood floors throughout the inside, updated bathrooms, central air and furnace (plus a mini split unit that serves the loft), this house has it all and is awaiting its new owner. Don't forget the fully refinished upstairs loft which has a half bath, new skylights, and the coolest ''hobbit hole'' this side of the Mississippi. Don't miss out on this gorgeous house!

9. 2021-05-27
   listed $159,997 750-char remark

   Show marketing remark (750 chars)

   Fully updated without losing a bit of charm, this adorable 3 bedroom 1.5 bath house in Central Columbia is on a quiet street with a backyard that dreams (and HGTV) are made of. Fully privacy fenced and wired for your outdoor speakers, the brick patio is The Spot for your future get-togethers. It is even romantically covered with decorative string lights that REALLY set the mood. Hardwood floors throughout the inside, updated bathrooms, central air and furnace (plus a mini split unit that serves the loft), this house has it all and is awaiting its new owner. Don't forget the fully refinished upstairs loft which has a half bath, new skylights, and the coolest ''hobbit hole'' this side of the Mississippi. Don't miss out on this gorgeous house!

10. 2014-05-16
    soldstatus
11. 2014-05-15
    soldstatus
12. 2013-01-26
    listed $85,000
13. 2008-07-01
    soldstatus
14. 1998-04-30
    soldstatus
15. 1997-09-25
    listed $39,900

ⓘ 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: $906 · $75/mo
• Projected year-2 tax: $2,086 · $174/mo
• Expected delta: +$1,180/yr (+$98/mo · 130.2%)

ⓘ 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: $27,684
• − Mortgage interest: −$12,043
• − Property taxes: −$906
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − Depreciation: −$6,255
• Taxable income: $2,976
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $5,646/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

+438.8% since first listed

15 events — show timeline

• 2026-04-24 Pending — CBORMLS
• 2026-04-21 Relisted — CBORMLS
• 2026-04-10 Pending — CBORMLS
• 2026-04-08 Listed $215,000 CBORMLS
• 2022-08-18 Sold (MLS) — HMMLS
• 2021-06-30 Sold (Public Records) — Public Records
• 2021-06-30 Sold (MLS) — CBORMLS
• 2021-05-30 Listed $159,997 CBORMLS
• 2021-05-27 Listed $159,997 HMMLS
• 2014-05-16 Sold (Public Records) — Public Records
• 2014-05-15 Sold (MLS) — CBORMLS
• 2013-01-26 Listed $85,000 CBORMLS
• 2008-07-01 Sold (Public Records) — Public Records
• 1998-04-30 Sold (MLS) — CBORMLS
• 1997-09-25 Listed $39,900 CBORMLS

Property tax history

+3.4%/yr

Latest (2025): $906 · +6.7% YoY. Source: county tax records.