7620 S Fox Ln · Pierpont, MO 65201

$115,000

6 bd · 3.0 ba · 4,005 sqft · SingleFamily public records · 14 Days on market

Built 1979 2.53 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Cash flow +0.7/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This is an online only auction. The price listed is the starting bid and does not reflect the selling price. Starting bid of $115,000. Rare South Columbia opportunity backing to Rock Bridge State Park with the Karst Trail just beyond the backyard. This 4,005± sq. ft. home offers 6 bedrooms, 3 baths, oversized living areas, formal dining, and a large upstairs bonus/game room on 2.53± private acres with mature timber and abundant wildlife. An adjoining 9.97± acre vacant tract is also offered, creating the option to buy individually or as a combination for nearly 12.50± acres. Less than 1 mile from Pierpont General Store.

Key facts

• Private acres
• Mature timber
• Abundant wildlife

Tags

• PRIVATE ACRES
• MATURE TIMBER
• ABUNDANT WILDLIFE

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Slab foundation
• Exterior features: 2.53-acre lot; Zoned A-2 (Agriculture - Residential)

Interior

• Flooring: Carpet
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Electric fireplace; Total of 4 rooms

🔨 Auction listing. The $115,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $913,140 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-4k ($-47k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

Location & tenants

• Location reads 64/100 on livability (#294 in MO) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• 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: Rock Bridge Elem. (math 42% / reading 52%, grade D-, #347 of 1,115 statewide, top 35%, 589 students, 33% FRL); 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).
• Market conditions: Rents rising fast (+10.3%/yr); 355 active listings in the ZIP; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).
• At $1,929/mo this rent would consume 48% of the median local household income ($48k/yr) (locally 4323% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $115,000

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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.21% ✗
• Cap rate: 1.17%
• Cash-on-cash: -18.29%
• DSCR: 0.19
• GRM: 39.4

CMA / ARV

• ARV (on-the-fly): $913,140
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8301 S Forest Creek Dr	0.56mi	5/3.5 (-1)	4,121 (+3%)	7mo	$925,000	$224	56
8365 Forest Creek Dr	0.63mi	6/4.5	4,601 (+15%)	14mo	$1,050,000	$228	28

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -50.3%
• Equity multiple: -0.51×
• Total profit: $-386,449
• Equity at exit: $136,152

10-year hold

• IRR: -80.3%
• Equity multiple: -1.39×
• Total profit: $-611,763
• Equity at exit: $78,952

Cash invested: $255,679 (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 65201

• Rents YoY: 10.3%
• Active inventory: 355
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,929 medium
• Mortgage (P&I): −$4,789
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$380
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-3,896

Break-even live

Break-even rent $6,861

Max offer price $224,842

Occupancy floor —

Sensitivity live

Price	-10% $-3,379	-5% $-3,638	+0% $-3,896	+5% $-4,155	+10% $-4,413
Rent	-10% $-4,049	-5% $-3,972	+0% $-3,896	+5% $-3,820	+10% $-3,744
Rate	-1.0pp $-3,436	-0.5pp $-3,664	base $-3,896	+0.5pp $-4,133	+1.0pp $-4,374

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: $228,285
• Closing costs: $27,394
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $115,000 Active 14 DOM
2. 2026-06-18
   days on market $115,000 Active 13 DOM
3. 2026-06-17
   days on market $115,000 Active 12 DOM
4. 2026-06-16
   days on market $115,000 Active 11 DOM
5. 2026-06-15
   days on market $115,000 Active 10 DOM
6. 2026-06-14
   days on market $115,000 Active 8 DOM
7. 2026-06-13
   days on market $115,000 Active 7 DOM
8. 2026-06-10
   days on market $115,000 Active 5 DOM
9. 2026-06-09
   days on market $115,000 Active 4 DOM
10. 2026-06-08
    days on market $115,000 Active 3 DOM
11. 2026-06-07
    remarks 627-char remark
12. 2026-06-07
    listed $115,000 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: $3,013 · $251/mo
• Projected year-2 tax: $3,013 · $251/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,147
• − Mortgage interest: −$51,150
• − Property taxes: −$3,013
• − Insurance: −$4,566
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$26,564
• Taxable loss: −$65,849
• Est. tax savings @ 24.0%: +$15,804
• After-tax cash flow: $-30,952/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 — Pierpont

• Score: 64/100
• State rank: #294
• US rank: #13614

Category grades

Amenities F Commute F Cost of living B- Crime A Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Boone County · 158,877 people
• Metro: Columbia, MO
• Population (ZIP): 50,011
• Household income: $48,113
• Rent vs Own: 67.8% rent · 32.2% own
• Severe rent burden: 4323.0

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 (74%)
• Race & ethnicity: White 74% Black 8% Two or more races 7% Asian 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 9% · China, Canada, Vietnam
• Languages at home: 88% English-only · Spanish 4% Chinese 2% Other Indo-European 2%

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: ▼ -170.32%
• Current HPI: 195.2059
• Rent YoY: ▲ 10.33%
• 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

1 event — show timeline

• 2026-06-05 Listed $115,000 CBORMLS

Property tax history

+3.1%/yr

Latest (2025): $3,013 · +7.0% YoY. Source: county tax records.