2710 W Rollins Rd Unit AA-1 · Columbia, MO 65203

$244,500

3 bd · 2.0 ba · 1,576 sqft · Condo public records · 77 Days on market

Built 1969 $155/sqft · 6% below area Est $300k · 18% under $335/mo HOA · 18% of rent ↓ 2% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.9/30.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

RARE OPPORTUNITY IN SW COLUMBIA-this unique main-level condo combines two units into one expansive residence, offering the space of a home with the ease of low-maintenance living. With approximately 1,800 square feet, this thoughtfully designed layout features 3 bedrooms plus a bonus room, and 2 full baths, along with an abundance of natural light from wall-to-wall windows overlooking a peaceful, wooded setting. Enjoy seamless indoor-outdoor living with two private balconies--perfect for morning coffee or evening relaxation. The open living and dining areas provide generous space for everyday living and entertaining. Additional highlights include community amenities such as a pool & clubhouse, all in a convenient SW location close to shopping, dining, and more!

Key facts

• Two balconies
• Clubhouse
• Close to university

Tags

• MAIN LEVEL CONDO
• SPLIT BEDROOM FLOOR PLAN
• TWO BALCONIES
• PARTIALLY WOODED SETTING
• CLUBHOUSE
• CLOSE TO UNIVERSITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $244k.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (23.5% below list).
• Recommended offer: $180k (26.4% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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.
• Market conditions: Rents rising fast (+6.1%/yr); 459 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

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 77 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $179,901 (26.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 0.77% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.41%
• DSCR: 0.71
• GRM: 10.9

CMA / ARV

• ARV (median comp): $299,602
• List price: $244,500
• Delta: -18.39%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.6%
• Equity multiple: 0.17×
• Total profit: $-56,792
• Equity at exit: $36,456

10-year hold

• IRR: -11.2%
• Equity multiple: 0.23×
• Total profit: $-52,731
• Equity at exit: $21,140

Cash invested: $68,460 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$1,282
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$102
• HOA: −$335
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-366

Break-even live

Break-even rent $2,333

Max offer price $179,901

Occupancy floor —

Sensitivity live

Price	-10% $-227	-5% $-296	+0% $-366	+5% $-435	+10% $-504
Rent	-10% $-513	-5% $-440	+0% $-366	+5% $-292	+10% $-218
Rate	-1.0pp $-243	-0.5pp $-303	base $-366	+0.5pp $-429	+1.0pp $-493

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: $61,125
• Closing costs: $7,335
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2609 Wee Wynd Columbia, MO	3.0	1.5	1600	$2,500	$1.56	44d	1	0.51mi
211 Bourn Ave Columbia, MO	3.0	2.0	1119	$1,995	$1.78	44d	1	0.55mi
3508 Berkshire Columbia, MO	3.0	2.5	1644	$1,695	$1.03	22d	1	0.75mi
2612 Face Rock Ct Columbia, MO	3.0	2.5	1996	$2,700	$1.35	44d	1	0.77mi
1810 Highridge Dr Columbia, MO	4.0	3.0	1636	$2,200	$1.34	22d	1	1.00mi
405 Brewer Dr Unit B Columbia, MO	3.0	1.5	1225	$1,475	$1.20	44d	1	1.05mi
405 Brewer Dr Unit B Columbia, MO	3.0	1.5	1225	$1,450	$1.18	14d	1	1.05mi
4331 Ludwick Blvd Unit 4331 Columbia, MO	2.0	1.5	1100	$950	$0.86	44d	1	1.16mi
2011 Keystone Dr Columbia, MO	3.0	2.0	1684	$2,150	$1.28	22d	1	1.20mi
4401 Faurot Dr Columbia, MO	1.0–2.0	1.0	989	$1,900	$1.92	14d	17	1.20mi
4401 Faurot Dr Columbia, MO	4.0	3.0	1813	$1,975	$1.09	44d	1	1.20mi
1409 Mills Dr Columbia, MO	3.0	1.5	1416	$1,800	$1.27	14d	1	1.23mi
1304 Essex Ct Unit A Columbia, MO	3.0	1.5	1250	$1,100	$0.88	44d	1	1.39mi
4006 W Worley St Columbia, MO	2.0	2.0	1270	$1,625	$1.28	22d	1	1.42mi
1103 W Broadway Unit 1121B;1/2HW Columbia, MO	2.0	2.0	1200	$1,395	$1.16	44d	1	1.43mi
4401 W Jeana Ct Columbia, MO	4.0	2.0	1500	$1,400	$0.93	44d	1	1.47mi

HOA detail condo

• Monthly dues: $335 · $4,020/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $244,500 Active 77 DOM
2. 2026-06-17
   days on market $244,500 Active 76 DOM
3. 2026-06-16
   days on market $244,500 Active 75 DOM
4. 2026-06-15
   days on market $244,500 Active 74 DOM
5. 2026-06-14
   days on market $244,500 Active 72 DOM
6. 2026-06-13
   days on market $244,500 Active 71 DOM
7. 2026-06-10
   days on market $244,500 Active 69 DOM
8. 2026-06-09
   days on market $244,500 Active 68 DOM
9. 2026-06-08
   days on market $244,500 Active 67 DOM
10. 2026-06-07
    days on market $244,500 Active 66 DOM
11. 2026-06-05
    days on market $244,500 Active 63 DOM
12. 2026-06-03
    days on market $244,500 Active 62 DOM
13. 2026-06-02
    days on market $244,500 Active 61 DOM
14. 2026-05-31
    days on market $244,500 Active 59 DOM
15. 2026-05-30
    days on market $244,500 Active 58 DOM
16. 2026-04-28
    price $244,500 777-char remark

    Show marketing remark (777 chars)

    RARE OPPORTUNITY IN SW COLUMBIA-this unique main-level condo combines two units into one expansive residence, offering the space of a home with the ease of low-maintenance living. With approximately 1,800 square feet, this thoughtfully designed layout features 3 bedrooms plus a bonus room, and 2 full baths, along with an abundance of natural light from wall-to-wall windows overlooking a peaceful, wooded setting. Enjoy seamless indoor-outdoor living with two private balconies--perfect for morning coffee or evening relaxation. The open living and dining areas provide generous space for everyday living and entertaining. Additional highlights include community amenities such as a pool & clubhouse, all in a convenient SW location close to shopping, dining, and more!

17. 2026-04-02
    listed $249,500 Active 777-char remark

    Show marketing remark (777 chars)

    RARE OPPORTUNITY IN SW COLUMBIA-this unique main-level condo combines two units into one expansive residence, offering the space of a home with the ease of low-maintenance living. With approximately 1,800 square feet, this thoughtfully designed layout features 3 bedrooms plus a bonus room, and 2 full baths, along with an abundance of natural light from wall-to-wall windows overlooking a peaceful, wooded setting. Enjoy seamless indoor-outdoor living with two private balconies--perfect for morning coffee or evening relaxation. The open living and dining areas provide generous space for everyday living and entertaining. Additional highlights include community amenities such as a pool & clubhouse, all in a convenient SW location close to shopping, dining, and more!

18. 2025-09-02
    price $249,500
19. 2025-07-10
    listed $249,900 Active
20. 2025-07-09
    historical

ⓘ 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: $1,492 · $124/mo
• Projected year-2 tax: $2,372 · $198/mo
• Expected delta: +$880/yr (+$73/mo · 59.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,446
• − Mortgage interest: −$13,696
• − Property taxes: −$1,492
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − HOA: −$4,020
• − Depreciation: −$7,113
• Taxable loss: −$8,688
• Est. tax savings @ 24.0%: +$2,085
• After-tax cash flow: $-2,303/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

-2.2% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $244,500 CBORMLS
• 2026-04-02 Listed $249,500 CBORMLS
• 2025-09-02 Price Changed $249,500 CBORMLS
• 2025-07-10 Listed $249,900 CBORMLS
• 2025-07-09 Coming Soon — CBORMLS

Property tax history

+2.1%/yr

Latest (2025): $1,492 · +0.1% YoY. Source: county tax records.