707 Independence St · Columbia, MO 65203

$225,000

3 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 21 Days on market

Built 1949 9,450 sqft lot Est $242k · 7% under

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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 +19.5/30.0
• ARV discount +10.6/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• 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

Cute, cute, cute is what you will think when you take a look at this home. Pergola on the front deck, large back deck, large backyard with many updates on the house. Newer HVAC, plumbing, wiring, windows, appliances with finished space in the basement. Warranted foundation work completed. Attached single car garage.

Key facts

• Large back deck
• Large backyard
• 9,450 sq ft lot

Tags

• PERGOLA ON THE FRONT DECK
• LARGE BACK DECK
• LARGE BACKYARD
• FINISHED SPACE IN THE BASEMENT
• WARRANTED FOUNDATION WORK

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s)
• Utilities: Natural gas
• Home design: Single-family residence; Faces east
• Construction: Below-grade finished area exists (450 finished below grade)
• Exterior features: Deck; Fenced yard (full, chain link; includes back yard); Level lot

Interior

• Kitchen: Gas range; Dishwasher; Disposal
• Bedrooms: Total rooms: 1; Basement present
• Flooring: Wood; Carpet; Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Window coverings; Tankless water heater; Disposal; Smoke detector(s)
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $256 ($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 $206k (8.4% below list).
• Recommended offer: $206k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: 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 (+6.1%/yr); 459 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 31% 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 $7k 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

• It's been on market 21 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,188 (8.4% below list)

Questions for the listing agent

1. Built in 1949 — 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: 0.92% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $241,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 Squirewood Way	0.40mi	3/2.0	1,552 (+2%)	2mo	$263,500	$170	72
1208 London Dr	0.42mi	4/2.5 (+1)	1,528 (+0%)	4mo	$225,000	$147	65
20 Clinton Dr	0.59mi	2/1.5 (-1)	1,522 (+0%)	5mo	$242,000	$159	61
1402 Jean Rae Dr	0.55mi	3/2.0	1,527 (+0%)	11mo	$275,000	$180	60
21 Fourth Ave	0.66mi	3/1.5	1,469 (-3%)	11mo	$179,000	$122	52
1609 Doris Dr	0.54mi	2/2.0 (-1)	1,440 (-5%)	11mo	$238,000	$165	48
1601 Bosco Bel Dr	0.51mi	3/2.0	1,351 (-11%)	8mo	$314,900	$233	47
809 King Ave	0.74mi	4/1.5 (+1)	1,459 (-4%)	8mo	$209,900	$144	45
115 Lynn St	0.49mi	3/2.0	1,298 (-15%)	5mo	$157,000	$121	44
200 Ruby Ln	0.73mi	3/1.0	1,302 (-14%)	1mo	$145,000	$111	41
311 Mcbaine Ave	0.48mi	4/2.0 (+1)	1,336 (-12%)	10mo	$145,000	$109	40
18 Clinton Dr	0.61mi	2/1.0 (-1)	1,334 (-12%)	12mo	$235,000	$176	36

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: -5.7%
• Equity multiple: 0.78×
• Total profit: $-13,621
• Equity at exit: $33,548

10-year hold

• IRR: 7.1%
• Equity multiple: 1.60×
• Total profit: $37,709
• Equity at exit: $19,454

Cash invested: $63,000 (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 65203

• Rents YoY: 6.1%
• Active inventory: 459
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $256

Break-even live

Break-even rent $1,738

Max offer price $225,000

Occupancy floor 83%

Sensitivity live

Price	-10% $383	-5% $320	+0% $256	+5% $192	+10% $129
Rent	-10% $93	-5% $175	+0% $256	+5% $338	+10% $419
Rate	-1.0pp $369	-0.5pp $313	base $256	+0.5pp $198	+1.0pp $138

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 Hardin St Columbia, MO	3.0	2.0	1554	$1,625	$1.05	21d	1	0.20mi
1009 Hardin St Columbia, MO	2.0	2.0	1300	$1,500	$1.15	21d	1	0.21mi
409 Sanford Ave Unit 102 Columbia, MO	4.0	3.0	1798	$2,400	$1.33	44d	1	0.37mi
301 W Forest Ave Columbia, MO	3.0	2.0	1162	$1,395	$1.20	14d	1	0.38mi
319 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	44d	1	0.42mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	44d	1	0.44mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	14d	1	0.44mi
205 West Blvd N Columbia, MO	4.0	2.0	1456	$1,550	$1.06	44d	1	0.46mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	21d	1	0.48mi
1007 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	44d	1	0.48mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	0.48mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	0.48mi
1011 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	44d	1	0.48mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	0.49mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.50mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	14d	1	0.50mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.50mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	21d	1	0.51mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.51mi
203 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.52mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	14d	1	0.52mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.52mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	21d	1	0.53mi
1103 W Broadway Unit 1121B;1/2HW Columbia, MO	2.0	2.0	1200	$1,395	$1.16	44d	1	0.69mi
5 S Greenwood Ave Columbia, MO	2.0	1.0	1104	$1,600	$1.45	21d	1	0.75mi
103 N Garth Ave Columbia, MO	3.0	2.0	1196	$2,950	$2.47	21d	1	0.81mi
2011 Bridgewater Dr Columbia, MO	3.0	2.0	1436	$1,825	$1.27	21d	1	0.88mi
113 Crestmere Ave Unit 101 Columbia, MO	2.0	1.0	1300	$3,000	$2.31	44d	1	0.92mi
613 Bear Valley Ct Columbia, MO	3.0	1.0	1206	$1,600	$1.33	21d	1	1.15mi
403 N 9th St Columbia, MO	3.0	2.0	1397	$1,800	$1.29	14d	1	1.23mi
1009 Otto Ct Columbia, MO	2.0	1.0	1210	$1,230	$1.02	21d	1	1.34mi
904 E Broadway Unit 905 Columbia, MO	2.0	2.0	1565	$2,100	$1.34	44d	1	1.39mi
1008 Lakeshore Dr Columbia, MO	3.0	1.0	1783	$1,850	$1.04	21d	1	1.42mi
211 Bourn Ave Columbia, MO	3.0	2.0	1119	$1,995	$1.78	44d	1	1.47mi
1530 Timber Creek Dr Columbia, MO	3.0	2.0	1260	$1,300	$1.03	21d	1	1.48mi
1200 E Walnut St Columbia, MO	2.0	2.0	1470	$2,575	$1.75	14d	2	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $225,000 Active 21 DOM
2. 2026-06-18
   days on market $225,000 Active 20 DOM
3. 2026-06-17
   days on market $225,000 Active 19 DOM
4. 2026-06-16
   days on market $225,000 Active 18 DOM
5. 2026-06-15
   days on market $225,000 Active 17 DOM
6. 2026-06-14
   days on market $225,000 Active 15 DOM
7. 2026-06-13
   days on market $225,000 Active 14 DOM
8. 2026-06-10
   days on market $225,000 Active 12 DOM
9. 2026-06-09
   days on market $225,000 Active 11 DOM
10. 2026-06-08
    days on market $225,000 Active 10 DOM
11. 2026-06-07
    days on market $225,000 Active 9 DOM
12. 2026-06-05
    days on market $225,000 Active 6 DOM
13. 2026-06-03
    days on market $225,000 Active 5 DOM
14. 2026-06-02
    days on market $225,000 Active 4 DOM
15. 2026-05-31
    days on market $225,000 Active 2 DOM
16. 2026-05-30
    remarks 317-char remark
17. 2026-05-30
    listed $225,000 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: $1,189 · $99/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$993/yr (+$83/mo · 83.5%)

ⓘ 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: $24,743
• − Mortgage interest: −$12,603
• − Property taxes: −$1,189
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − Depreciation: −$6,545
• Taxable loss: −$680
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $3,236/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

+0.0% since first listed

5 events — show timeline

• 2026-05-29 Listed $225,000 CBORMLS
• 2025-07-11 Relisted — CBORMLS
• 2025-07-04 Delisted — CBORMLS
• 2025-06-26 Listed $225,000 CBORMLS
• 2014-01-10 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,189 · +11.1% YoY. Source: county tax records.