1300 Haven Rd · Columbia, MO 65202

$190,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 3 Days on market

Built 1967 7,700 sqft lot Est $227k · 16% under

---

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).

• ARV discount +14.9/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this updated 3-bedroom, 1-bathroom home with a modern kitchen featuring stainless steel appliances, along with a new roof, insulation, and gutters. The garage conversion offers additional living space, perfect for a family room or home office. Nestled in a peaceful neighborhood, this cozy abode offers both comfort and convenience, with easy access to shopping and Highway 70.

Key facts

• Newer roof
• Updated kitchen
• Fenced backyard

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• FENCED BACKYARD
• SHORT WALK TO ALBERT PARK
• CLOSE TO GARTH NATURE AREA
• NEWER ROOF

Property features AI

Exterior

• Parking: Paved parking; no garage
• Security: Smoke detectors
• Utilities: Public water; Cable available
• Home design: Single-family residence; Residential property
• Construction: Home warranty included; Builder unknown
• Exterior features: Front porch; Fenced backyard with chain link and wood fencing; Cleared lot; Paved road access; Faces north

Interior

• Kitchen: Microwave; Electric range; Disposal; Dishwasher
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Eat-in kitchen; Crawl space basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $28 ($341/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 $152k (20.2% below list).
• Recommended offer: $152k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: Derby Ridge Elem. (math 13% / reading 24%, grade F, #960 of 1,115 statewide, top 86%, 395 students, 70% FRL); John B. Lange Middle (math 13% / reading 22%, grade F, #350 of 391 statewide, top 90%, 529 students, 65% FRL); Muriel W. Battle High School (math 7% / reading 47%, grade F, #420 of 521 statewide, top 82%, 1,581 students, 48% FRL) — zoned schools average 61% FRL vs 35% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 36% district-wide (-16 pts) — the specific schools serving this property underperform the Columbia 93 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.0%/yr); 351 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $151,597 (20.2% below list)

Questions for the listing agent

1. Built in 1967 — 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: 0.80% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $227,424
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3009 Haden Dr	0.06mi	3/1.5	1,066 (-3%)	3mo	$220,000	$206	87
2801 Parker St	0.38mi	2/2.0 (-1)	1,104 (0%)	3mo	$255,000	$231	71
2012 Garnet Dr	0.71mi	3/1.0	1,130 (+2%)	6mo	$199,900	$177	58
2513 Glenn Dr	0.71mi	3/1.0	1,000 (-9%)	6mo	$175,000	$175	47

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 · 5.96% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.54×
• Total profit: $-24,394
• Equity at exit: $28,330

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,096
• Equity at exit: $16,428

Cash invested: $53,200 (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 65202

• Rents YoY: 6.0%
• Active inventory: 351
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$996
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $28

Break-even live

Break-even rent $1,480

Max offer price $190,000

Occupancy floor 93%

Sensitivity live

Price	-10% $136	-5% $82	+0% $28	+5% $-25	+10% $-79
Rent	-10% $-91	-5% $-31	+0% $28	+5% $88	+10% $148
Rate	-1.0pp $124	-0.5pp $77	base $28	+0.5pp $-21	+1.0pp $-71

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1615 Kittyhawk Dr Unit 1615-3 Columbia, MO	2.0	2.0	1040	$1,195	$1.15	45d	1	0.39mi
20 Blue Ridge Rd Unit 202 Columbia, MO	2.0	2.0	1100	$1,500	$1.36	23d	1	0.93mi
4305 Derby Ridge Dr Columbia, MO	3.0	2.0	1128	$1,425	$1.26	45d	1	0.98mi
3910 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	1.04mi
3922 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	1.04mi
4006 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	1.07mi
3927 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	45d	1	1.08mi
1602 Typhoon Dr Columbia, MO	3.0	2.0	1380	$1,750	$1.27	23d	1	1.08mi
4001 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	45d	1	1.08mi
4014 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	1.09mi
1610 Typhoon Dr Columbia, MO	3.0	2.0	1418	$1,750	$1.23	45d	1	1.09mi
4016 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	1.10mi
1521 Typhoon Ct Columbia, MO	3.0	2.0	1128	$1,425	$1.26	45d	1	1.10mi
4013 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	45d	1	1.12mi
214 Arctic Wolf Ct Columbia, MO	4.0	3.0	1500	$1,650	$1.10	45d	1	1.14mi
1602 High Quest Cir Columbia, MO	3.0	2.0	1128	$1,425	$1.26	45d	1	1.19mi
2206 Whitegate Dr Columbia, MO	1.0–2.0	1.0	818	$1,031	$1.26	15d	20	1.22mi
2800 Mexico Gravel Rd Unit B Columbia, MO	3.0	2.0	843	$1,475	$1.75	23d	1	1.26mi
2800 Mexico Gravel Rd Unit A Columbia, MO	3.0	1.5	1313	$1,375	$1.05	23d	1	1.26mi
2403 Calico Ln Columbia, MO	3.0	1.0	1050	$1,300	$1.24	23d	1	1.27mi
2401 Calico Ln Unit 2401 Columbia, MO	3.0	1.0	1050	$1,300	$1.24	45d	1	1.28mi
1504 June Ln Unit B Columbia, MO	2.0	1.0	980	$1,100	$1.12	45d	1	1.28mi
1511 Sylvan Ln Columbia, MO	2.0	1.0	950	$1,100	$1.16	45d	1	1.31mi
1601-1603 Bold Ruler Dr Columbia, MO	3.0	2.0	1128	$1,425	$1.26	15d	1	1.33mi
1605 Bold Ruler Ct Columbia, MO	3.0	2.0	1140	$1,425	$1.25	45d	1	1.35mi
1627 Bold Ruler Ct Columbia, MO	3.0	2.0	1128	$1,425	$1.26	45d	1	1.36mi
1635 Bold Ruler Ct Columbia, MO	3.0	2.0	1140	$1,425	$1.25	45d	1	1.36mi
613 Bear Valley Ct Columbia, MO	3.0	1.0	1206	$1,600	$1.33	23d	1	1.38mi
2900 Lawnridge Ct Apt B Columbia, MO	2.0	1.0	750	$795	$1.06	45d	1	1.40mi
2932 Leeway Dr Unit D Columbia, MO	2.0	1.0	812	$975	$1.20	45d	1	1.40mi
1613 Citadel Dr Columbia, MO	2.0	2.5	1250	$1,275	$1.02	45d	1	1.43mi
1516 Citadel Dr Columbia, MO	4.0	3.0	1402	$1,495	$1.07	45d	1	1.43mi
801 N Ann St Unit 10 Columbia, MO	2.0	1.0	786	$2,000	$2.54	45d	1	1.48mi
801 N Ann St Unit 9 Columbia, MO	2.0	1.0	786	$1,150	$1.46	45d	1	1.48mi

Listing history 7 events

1. 2026-05-14
   status Pending
2. 2026-05-10
   listed $190,000 Active
3. 2024-05-15
   soldstatus
4. 2024-05-14
   soldstatus Closed 388-char remark

   Show marketing remark (388 chars)

   Welcome to this updated 3-bedroom, 1-bathroom home with a modern kitchen featuring stainless steel appliances, along with a new roof, insulation, and gutters. The garage conversion offers additional living space, perfect for a family room or home office. Nestled in a peaceful neighborhood, this cozy abode offers both comfort and convenience, with easy access to shopping and Highway 70.

5. 2024-03-19
   historical 388-char remark

   Show marketing remark (388 chars)

   Welcome to this updated 3-bedroom, 1-bathroom home with a modern kitchen featuring stainless steel appliances, along with a new roof, insulation, and gutters. The garage conversion offers additional living space, perfect for a family room or home office. Nestled in a peaceful neighborhood, this cozy abode offers both comfort and convenience, with easy access to shopping and Highway 70.

6. 2024-03-16
   listed $164,000 Active 388-char remark

   Show marketing remark (388 chars)

   Welcome to this updated 3-bedroom, 1-bathroom home with a modern kitchen featuring stainless steel appliances, along with a new roof, insulation, and gutters. The garage conversion offers additional living space, perfect for a family room or home office. Nestled in a peaceful neighborhood, this cozy abode offers both comfort and convenience, with easy access to shopping and Highway 70.

7. 2009-10-30
   soldstatus

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,843 · $154/mo
• Expected delta: +$719/yr (+$60/mo · 64.0%)

ⓘ 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 2/10 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: $18,192
• − Mortgage interest: −$10,643
• − Property taxes: −$1,124
• − Insurance: −$950
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$5,527
• Taxable loss: −$2,963
• Est. tax savings @ 24.0%: +$711
• After-tax cash flow: $1,052/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): 47,327
• Household income: $72,289
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1326.0

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 (68%)
• Race & ethnicity: White 68% Black 16% Two or more races 8% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -171.32%
• Current HPI: 205.5154
• Rent YoY: ▲ 5.96%
• 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

+15.9% since first listed

7 events — show timeline

• 2026-05-14 Pending — CBORMLS
• 2026-05-10 Listed $190,000 CBORMLS
• 2024-05-15 Sold (Public Records) — Public Records
• 2024-05-14 Sold (MLS) — CBORMLS
• 2024-03-19 Delisted — CBORMLS
• 2024-03-16 Listed $164,000 CBORMLS
• 2009-10-30 Sold (Public Records) — Public Records

Property tax history

+16.0%/yr

Latest (2025): $1,124 · +11.1% YoY. Source: county tax records.