1309 White Oak Ln · Columbia, MO 65203

$239,900

3 bd · 2.0 ba · 2,016 sqft · SingleFamily public records · 4 Days on market

Built 1965 0.58 ac lot $119/sqft · 11% below area Est $268k · 10% 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 +16.0/30.0
• ARV discount +12.2/15.0
• DSCR +4.9/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• 1% rule +3.6/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is a gem it is in need of some TLC but could be a grand home with lots of sq ft. This home has been partially updated with new bathroom, paint, flooring, newer hot water heater & furnace.

Key facts

• Covered front porch
• Vinyl windows
• Quiet cul-de-sac

Tags

• QUIET CUL-DE-SAC
• CENTRAL LOCATION
• KATY TRAIL ACCESS
• NEWER ROOF
• VINYL WINDOWS
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Single-family residence; Residential property; R-1 one-family dwelling zoning
• Construction: Below-grade finished area present
• Exterior features: Sloped, wooded lot with rolling terrain; Paved road access; Covered front porch; Deck

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 total rooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating with forced air
• Interior features: Eat-in kitchen; Tile countertops; Covered front porch; Deck; Fireplace in living room (wood burning); Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 (14.0% below list).
• Recommended offer: $206k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Ann Hawkins Gentry Middle (math 40% / reading 47%, grade D, #127 of 391 statewide, top 34%, 719 students, 31% FRL); Rock Bridge Sr. High (math 39% / reading 68%, grade C-, #83 of 521 statewide, top 16%, 2,032 students, 18% FRL).
• Zoned-school proficiency averages 48% at this address vs 36% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Columbia 93 average implies; a family-tenant draw the district grade alone would hide.
• 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 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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

• Only 4 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.

Recommended offer $206,375 (14.0% below list)

Questions for the listing agent

1. Built in 1965 — 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: 0.86% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (median comp): $267,775
• List price: $239,900
• Delta: -10.41%
• 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
1309 White Oak Ln	0.00mi	3/2.0	2,008 (-0%)	1mo	$239,900	$119	99
1223 Frances Dr	0.35mi	3/3.0	1,857 (-8%)	1mo	$340,000	$183	66
1017 Prospect St	0.53mi	4/2.0 (+1)	2,078 (+3%)	3mo	$320,000	$154	63
1807 Hatton Dr	0.62mi	4/1.5 (+1)	2,052 (+2%)	4mo	$290,000	$141	58
1220 Ridge Rd	0.70mi	4/3.0 (+1)	2,024 (+0%)	2mo	$345,000	$170	56
1817 Highridge Dr	0.63mi	3/2.0	2,231 (+11%)	2mo	$219,900	$99	51
912 W Rollins Rd	0.59mi	4/2.0 (+1)	2,141 (+6%)	7mo	$339,000	$158	51
819 Edgewood Ave	0.70mi	4/2.5 (+1)	1,913 (-5%)	2mo	$415,000	$217	50
1705 Highridge Dr	0.47mi	4/2.0 (+1)	1,736 (-14%)	2mo	$329,900	$190	48
705 Westridge Dr	0.70mi	3/2.0	1,774 (-12%)	4mo	$389,900	$220	44
505 S West Blvd	0.71mi	3/2.5	1,778 (-12%)	1mo	$335,000	$188	44
1008 Lakeshore Dr	0.57mi	3/1.0	1,783 (-12%)	8mo	$354,900	$199	43

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: -9.8%
• Equity multiple: 0.63×
• Total profit: $-24,838
• Equity at exit: $35,770

10-year hold

• IRR: 3.1%
• Equity multiple: 1.25×
• Total profit: $16,691
• Equity at exit: $20,742

Cash invested: $67,172 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$155 /mo · $1,859/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $117

Break-even live

Break-even rent $1,915

Max offer price $239,900

Occupancy floor 89%

Sensitivity live

Price	-10% $253	-5% $185	+0% $117	+5% $50	+10% $-18
Rent	-10% $-46	-5% $36	+0% $117	+5% $199	+10% $280
Rate	-1.0pp $238	-0.5pp $178	base $117	+0.5pp $55	+1.0pp $-8

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 White Oak Ln Columbia, MO	3.0	3.0	1512	$1,725	$1.14	14d	3	0.03mi
1409 Mills Dr Columbia, MO	3.0	1.5	1416	$1,800	$1.27	14d	1	0.36mi
1008 Lakeshore Dr Columbia, MO	3.0	1.0	1783	$1,850	$1.04	22d	1	0.58mi
1810 Highridge Dr Columbia, MO	4.0	3.0	1636	$2,200	$1.34	22d	1	0.61mi
340 Crown Pt Columbia, MO	4.0	2.5	2648	$2,250	$0.85	45d	1	0.81mi
3104 Oak Lawn Dr Columbia, MO	4.0	3.5	2476	$3,500	$1.41	45d	1	1.23mi
2612 Face Rock Ct Columbia, MO	3.0	2.5	1996	$2,700	$1.35	45d	1	1.28mi
800 Sycamore Ln Unit NA Columbia, MO	3.0	2.0	1416	$2,150	$1.52	14d	1	1.31mi
201-203 Briarcrest Ct Columbia, MO	4.0	3.5	2947	$2,300	$0.78	45d	1	1.33mi
3312 Belle Meade Dr Columbia, MO	3.0	2.5	1508	$1,675	$1.11	45d	1	1.38mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	1.38mi
1007 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	45d	1	1.38mi
1011 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	45d	1	1.38mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	1.38mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	14d	1	1.38mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	1.38mi
203 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	1.39mi
205 West Blvd N Columbia, MO	4.0	2.0	1456	$1,550	$1.06	45d	1	1.39mi
2804 Melody Ln Columbia, MO	3.0	2.5	1961	$2,750	$1.40	22d	1	1.39mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	1.40mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	14d	1	1.40mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	22d	1	1.40mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	1.41mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	22d	1	1.41mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	1.42mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	45d	1	1.42mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	14d	1	1.42mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	1.43mi
319 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	45d	1	1.44mi

Listing history 8 events

1. 2026-05-08
   status Pending 398-char remark
2. 2026-05-05
   listed $239,900 Active 398-char remark
3. 2021-09-15
   soldstatus
4. 2014-05-05
   soldstatus
5. 2014-05-02
   soldstatus 204-char remark

   Show marketing remark (204 chars)

   This home is a gem it is in need of some TLC but could be a grand home with lots of sq ft. This home has been partially updated with new bathroom, paint, flooring, newer hot water heater & furnace.

6. 2013-10-30
   listed $95,900 204-char remark

   Show marketing remark (204 chars)

   This home is a gem it is in need of some TLC but could be a grand home with lots of sq ft. This home has been partially updated with new bathroom, paint, flooring, newer hot water heater & furnace.

7. 1997-12-19
   soldstatus

   Show marketing remark (150 chars)

   ARTISTIC OPEN PLAN W/ NEW CARPET TILE COUNTER TOPS LRGE LOT W/ TREES QUIET AREA CLOSE IN MN-(1167) K, LR, BR, B, UTR DN-( 865) FR, 2BR, B, BSMT AGE 32

8. 1997-08-29
   listed $76,900

   Show marketing remark (150 chars)

   ARTISTIC OPEN PLAN W/ NEW CARPET TILE COUNTER TOPS LRGE LOT W/ TREES QUIET AREA CLOSE IN MN-(1167) K, LR, BR, B, UTR DN-( 865) FR, 2BR, B, BSMT AGE 32

ⓘ 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: $1,859 · $155/mo
• Projected year-2 tax: $2,327 · $194/mo
• Expected delta: +$468/yr (+$39/mo · 25.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $24,765
• − Mortgage interest: −$13,438
• − Property taxes: −$1,859
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$6,979
• Taxable loss: −$2,673
• Est. tax savings @ 24.0%: +$641
• After-tax cash flow: $2,051/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

+212.0% since first listed

10 events — show timeline

• 2026-06-05 Sold (Public Records) — Public Records
• 2026-06-04 Sold (MLS) — CBORMLS
• 2026-05-08 Pending — CBORMLS
• 2026-05-05 Listed $239,900 CBORMLS
• 2021-09-15 Sold (Public Records) — Public Records
• 2014-05-05 Sold (Public Records) — Public Records
• 2014-05-02 Sold (MLS) — CBORMLS
• 2013-10-30 Listed $95,900 CBORMLS
• 1997-12-19 Sold (MLS) — CBORMLS
• 1997-08-29 Listed $76,900 CBORMLS

Property tax history

+3.4%/yr

Latest (2025): $1,859 · +11.1% YoY. Source: county tax records.