1209-1211 Player Pl · Columbia, MO 65202

$294,900

4 bd · 3.0 ba · 2,600 sqft · MultiFamily public records · 117 Days on market

Built 1970 8,160 sqft lot $113/sqft · 25% below area Est $399k · 26% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.9/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This duplex is move-in ready with so many updates just completed in both units. All brand new late 2025: roof and gutters, kitchen cabinets and countertops, bathroom vanities, flooring, all toilets, all paint, interior doors and doorknobs, oven ranges, refrigerators, lighting fixtures, outlets and switches, washer-dryer hook ups and more! Brick on all four sides, this duplex is a must see if you are looking to move in or rent out immediately. Just 2 minute drive from Schnucks; close to gas and restaurants.

Key facts

• Brand new toilets
• Brand new roof
• Brand new flooring

Tags

• BRAND NEW ROOF
• BRAND NEW KITCHEN CABINETS
• BRAND NEW COUNTERTOPS
• BRAND NEW BATHROOM VANITIES
• BRAND NEW FLOORING
• BRAND NEW TOILETS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/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 $292k (1.1% below list).
• Recommended offer: $268k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+6.0%/yr); 351 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).
• At $2,917/mo this rent would consume 48% of the median local household income ($72k/yr) (locally 1326% 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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $83k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $268,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.99% ✗
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (median comp): $398,806
• List price: $294,900
• Delta: -26.05%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.96% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.94×
• Total profit: $-4,588
• Equity at exit: $43,971

10-year hold

• IRR: 10.9%
• Equity multiple: 1.95×
• Total profit: $78,774
• Equity at exit: $25,498

Cash invested: $82,572 (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: 16.9×

Monthly cashflow live

• Estimated rent: $2,917 high
• Mortgage (P&I): −$1,546
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $540

Break-even live

Break-even rent $2,234

Max offer price $294,900

Occupancy floor 76%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,916
Total (2 units)			$2,917

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 N Broadview Ct Columbia, MO	3.0	2.0	1850	$1,775	$0.96	43d	1	1.48mi

Listing history 8 events

1. 2026-06-17
   status $294,900 Active 117 DOM
2. 2026-05-18
   status Pending 511-char remark

   Show marketing remark (511 chars)

   This duplex is move-in ready with so many updates just completed in both units. All brand new late 2025: roof and gutters, kitchen cabinets and countertops, bathroom vanities, flooring, all toilets, all paint, interior doors and doorknobs, oven ranges, refrigerators, lighting fixtures, outlets and switches, washer-dryer hook ups and more! Brick on all four sides, this duplex is a must see if you are looking to move in or rent out immediately. Just 2 minute drive from Schnucks; close to gas and restaurants.

3. 2026-04-20
   price $294,900 511-char remark

   Show marketing remark (511 chars)

   This duplex is move-in ready with so many updates just completed in both units. All brand new late 2025: roof and gutters, kitchen cabinets and countertops, bathroom vanities, flooring, all toilets, all paint, interior doors and doorknobs, oven ranges, refrigerators, lighting fixtures, outlets and switches, washer-dryer hook ups and more! Brick on all four sides, this duplex is a must see if you are looking to move in or rent out immediately. Just 2 minute drive from Schnucks; close to gas and restaurants.

4. 2026-03-24
   price $302,400 511-char remark

   Show marketing remark (511 chars)

   This duplex is move-in ready with so many updates just completed in both units. All brand new late 2025: roof and gutters, kitchen cabinets and countertops, bathroom vanities, flooring, all toilets, all paint, interior doors and doorknobs, oven ranges, refrigerators, lighting fixtures, outlets and switches, washer-dryer hook ups and more! Brick on all four sides, this duplex is a must see if you are looking to move in or rent out immediately. Just 2 minute drive from Schnucks; close to gas and restaurants.

5. 2026-02-02
   price $309,900 511-char remark

   Show marketing remark (511 chars)

   This duplex is move-in ready with so many updates just completed in both units. All brand new late 2025: roof and gutters, kitchen cabinets and countertops, bathroom vanities, flooring, all toilets, all paint, interior doors and doorknobs, oven ranges, refrigerators, lighting fixtures, outlets and switches, washer-dryer hook ups and more! Brick on all four sides, this duplex is a must see if you are looking to move in or rent out immediately. Just 2 minute drive from Schnucks; close to gas and restaurants.

6. 2026-01-21
   listed $319,900 Active 511-char remark

   Show marketing remark (511 chars)

   This duplex is move-in ready with so many updates just completed in both units. All brand new late 2025: roof and gutters, kitchen cabinets and countertops, bathroom vanities, flooring, all toilets, all paint, interior doors and doorknobs, oven ranges, refrigerators, lighting fixtures, outlets and switches, washer-dryer hook ups and more! Brick on all four sides, this duplex is a must see if you are looking to move in or rent out immediately. Just 2 minute drive from Schnucks; close to gas and restaurants.

7. 2000-04-20
   soldstatus 88-char remark

   Show marketing remark (88 chars)

   MUST BE SOLD W 1205 07 PLAYER PLACE GREAT FOR RENTAL OR OWNER OCCUPIED 5/3/1 X1 5/3/1 X2

8. 1999-11-30
   listed $69,500 88-char remark

   Show marketing remark (88 chars)

   MUST BE SOLD W 1205 07 PLAYER PLACE GREAT FOR RENTAL OR OWNER OCCUPIED 5/3/1 X1 5/3/1 X2

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $2,861 · $238/mo
• Expected delta: +$1,717/yr (+$143/mo · 150.1%)

ⓘ 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 ≥106°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: $35,004
• − Mortgage interest: −$16,519
• − Property taxes: −$1,144
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,800
• − Management: −$2,800
• − Depreciation: −$8,579
• Taxable income: $1,687
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $6,072/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

• 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

+324.3% since first listed

7 events — show timeline

• 2026-05-18 Pending — CBORMLS
• 2026-04-20 Price Changed $294,900 CBORMLS
• 2026-03-24 Price Changed $302,400 CBORMLS
• 2026-02-02 Price Changed $309,900 CBORMLS
• 2026-01-21 Listed $319,900 CBORMLS
• 2000-04-20 Sold (MLS) — CBORMLS
• 1999-11-30 Listed $69,500 CBORMLS

Property tax history

+0.8%/yr

Latest (2025): $1,144 · -2.8% YoY. Source: county tax records.