506 W Worley St · Columbia, MO 65203

$175,000

2 bd · 1.0 ba · 1,005 sqft · SingleFamily public records · 61 Days on market

Built 1925 7,800 sqft lot $174/sqft · 7% above area Est $164k · 7% over

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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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• ARV discount +4.4/15.0
• 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

Listing remarks MLS

Perfect for a rental investment or your next home, this centrally located property sits just minutes from downtown and campus and directly across the street from a park, offering both convenience and green space views. The fully fenced yard with mature trees provides privacy and room to relax, entertain, or let pets play. Inside, you'll find brand new flooring, fresh paint throughout, and an updated bathroom, making this home completely turnkey and move-in ready. With its prime location near shopping, dining, schools, and major amenities, this property offers strong rental potential and long-term value for homeowners and investors alike.

Key facts

• Centrally located
• Fully fenced yard
• Updated bathroom

Tags

• CENTRALLY LOCATED
• ACROSS THE STREET FROM A PARK
• FULLY FENCED YARD
• MATURE TREES
• UPDATED BATHROOM
• PRIME LOCATION NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/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 $168k (4.0% below list).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $5k 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 + 6.1% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 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: 0.96% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $163,820
• List price: $175,000
• Delta: 6.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 W Worley St	0.00mi	3/1.0 (+1)	1,005 (0%)	1mo	$175,000	$174	94
422 Alexander Ave	0.12mi	2/1.0	1,086 (+8%)	1mo	$92,500	$85	80
506 Noble Ct	0.42mi	2/1.0	1,008 (+0%)	1mo	$130,000	$129	79
21 Aldeah Ave	0.41mi	2/1.0	984 (-2%)	1mo	$250,000	$254	76
102 E Sexton Rd	0.49mi	2/1.0	1,022 (+2%)	2mo	$184,000	$180	73
15 Mcbaine Ave	0.43mi	2/1.0	968 (-4%)	1mo	$240,000	$248	73
123 Anderson Ave	0.31mi	2/1.0	1,104 (+10%)	5mo	$235,000	$213	65
713 Ridgeway Ave	0.25mi	3/1.0 (+1)	1,106 (+10%)	3mo	$182,000	$165	64
807 Hope Pl	0.27mi	2/1.0	868 (-14%)	2mo	$189,000	$218	63
1308 W Worley St	0.69mi	2/1.0	984 (-2%)	2mo	$129,900	$132	63
1301 Ash St	0.66mi	2/2.0	970 (-4%)	2mo	$189,500	$195	57
1311 W Worley St	0.71mi	3/1.0 (+1)	944 (-6%)	4mo	$175,000	$185	49

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,981
• Equity at exit: $26,093

10-year hold

• IRR: 9.4%
• Equity multiple: 1.82×
• Total profit: $40,036
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$918
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $268

Break-even live

Break-even rent $1,341

Max offer price $175,000

Occupancy floor 79%

Sensitivity live

Price	-10% $367	-5% $317	+0% $268	+5% $218	+10% $169
Rent	-10% $135	-5% $201	+0% $268	+5% $334	+10% $401
Rate	-1.0pp $356	-0.5pp $312	base $268	+0.5pp $222	+1.0pp $176

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Ridgeway Ave Columbia, MO	2.0	1.0	728	$1,300	$1.79	45d	1	0.15mi
309 Alexander Ave Columbia, MO	2.0	1.0	728	$1,200	$1.65	14d	1	0.22mi
812 Again St Columbia, MO	2.0	1.0	780	$1,300	$1.67	45d	1	0.24mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	22d	1	0.26mi
301 W Forest Ave Columbia, MO	3.0	2.0	1162	$1,395	$1.20	14d	1	0.38mi
1003 Hardin St Columbia, MO	2.0	1.0	950	$1,100	$1.16	45d	1	0.44mi
1009 Hardin St Columbia, MO	2.0	2.0	1300	$1,500	$1.15	22d	1	0.47mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	22d	1	0.48mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	0.49mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.50mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.50mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	0.50mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	0.51mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	14d	1	0.51mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.51mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	22d	1	0.52mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	14d	1	0.52mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.52mi
203 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.52mi
103 N Garth Ave Columbia, MO	3.0	2.0	1196	$2,950	$2.47	22d	1	0.55mi
105 Clinton Dr Columbia, MO	2.0	1.0	830	$1,300	$1.57	22d	1	0.55mi
5 S Greenwood Ave Columbia, MO	2.0	1.0	1104	$1,600	$1.45	22d	1	0.59mi
1002 W Broadway Columbia, MO	2.0	1.0	788	$1,425	$1.81	45d	1	0.62mi
1103 W Broadway Unit 1121B;1/2HW Columbia, MO	2.0	2.0	1200	$1,395	$1.16	45d	1	0.63mi
113 Crestmere Ave Unit 101 Columbia, MO	2.0	1.0	1300	$3,000	$2.31	45d	1	0.66mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	45d	1	0.66mi
1502 Parkade Blvd Unit 2 Columbia, MO	2.0	1.0	700	$950	$1.36	45d	1	0.67mi
1311 W Worley St Columbia, MO	3.0	1.0	944	$1,500	$1.59	22d	1	0.69mi
1600 Parkside Dr Columbia, MO	2.0	1.0	885	$950	$1.07	45d	1	0.85mi
403 N 9th St Columbia, MO	3.0	2.0	1397	$1,800	$1.29	14d	1	1.01mi
100 E Stewart Rd Unit 3 Columbia, MO	1.0	1.0	750	$835	$1.11	14d	1	1.02mi
109 E Stewart Rd Columbia, MO	2.0–3.0	1.0	750	$950	$1.27	45d	3	1.02mi
109 E Stewart Rd Unit C Columbia, MO	2.0	1.0	750	$1,200	$1.60	22d	1	1.02mi
109 E Stewart Rd Apt A Columbia, MO	2.0	1.0	1000	$1,500	$1.50	22d	1	1.02mi
2011 Bridgewater Dr Columbia, MO	3.0	2.0	1436	$1,825	$1.27	22d	1	1.11mi
1009 Otto Ct Columbia, MO	2.0	1.0	1210	$1,230	$1.02	22d	1	1.13mi
1200 E Walnut St Columbia, MO	2.0	2.0	1470	$2,575	$1.75	14d	2	1.26mi
1110 E Broadway Unit B Columbia, MO	1.0	1.0	1015	$1,350	$1.33	45d	1	1.26mi
308 S 9th St Columbia, MO	1.0–2.0	1.0–2.0	824	$2,148	$2.61	45d	1	1.28mi
2012 W Ash St Columbia, MO	1.0–2.0	1.0	680	$1,115	$1.64	14d	15	1.31mi

Listing history 10 events

1. 2026-05-07
   status Pending 645-char remark

   Show marketing remark (645 chars)

   Perfect for a rental investment or your next home, this centrally located property sits just minutes from downtown and campus and directly across the street from a park, offering both convenience and green space views. The fully fenced yard with mature trees provides privacy and room to relax, entertain, or let pets play. Inside, you'll find brand new flooring, fresh paint throughout, and an updated bathroom, making this home completely turnkey and move-in ready. With its prime location near shopping, dining, schools, and major amenities, this property offers strong rental potential and long-term value for homeowners and investors alike.

2. 2026-04-24
   price $175,000 645-char remark

   Show marketing remark (645 chars)

   Perfect for a rental investment or your next home, this centrally located property sits just minutes from downtown and campus and directly across the street from a park, offering both convenience and green space views. The fully fenced yard with mature trees provides privacy and room to relax, entertain, or let pets play. Inside, you'll find brand new flooring, fresh paint throughout, and an updated bathroom, making this home completely turnkey and move-in ready. With its prime location near shopping, dining, schools, and major amenities, this property offers strong rental potential and long-term value for homeowners and investors alike.

3. 2026-03-11
   status Active 645-char remark

   Show marketing remark (645 chars)

   Perfect for a rental investment or your next home, this centrally located property sits just minutes from downtown and campus and directly across the street from a park, offering both convenience and green space views. The fully fenced yard with mature trees provides privacy and room to relax, entertain, or let pets play. Inside, you'll find brand new flooring, fresh paint throughout, and an updated bathroom, making this home completely turnkey and move-in ready. With its prime location near shopping, dining, schools, and major amenities, this property offers strong rental potential and long-term value for homeowners and investors alike.

4. 2026-03-03
   status Pending 645-char remark

   Show marketing remark (645 chars)

   Perfect for a rental investment or your next home, this centrally located property sits just minutes from downtown and campus and directly across the street from a park, offering both convenience and green space views. The fully fenced yard with mature trees provides privacy and room to relax, entertain, or let pets play. Inside, you'll find brand new flooring, fresh paint throughout, and an updated bathroom, making this home completely turnkey and move-in ready. With its prime location near shopping, dining, schools, and major amenities, this property offers strong rental potential and long-term value for homeowners and investors alike.

5. 2026-02-27
   listed $179,900 Active 645-char remark

   Show marketing remark (645 chars)

   Perfect for a rental investment or your next home, this centrally located property sits just minutes from downtown and campus and directly across the street from a park, offering both convenience and green space views. The fully fenced yard with mature trees provides privacy and room to relax, entertain, or let pets play. Inside, you'll find brand new flooring, fresh paint throughout, and an updated bathroom, making this home completely turnkey and move-in ready. With its prime location near shopping, dining, schools, and major amenities, this property offers strong rental potential and long-term value for homeowners and investors alike.

6. 2024-06-14
   soldstatus Closed 534-char remark

   Show marketing remark (534 chars)

   This gem is nestled in a desirable R2 zoned area, offering versatility and potential for future endeavors. Outside, you'll be enchanted by the oversized backyard, a tranquil oasis shaded by lush foliage and fully fenced for privacy. It's the perfect setting for outdoor gatherings, gardening, or simply unwinding after a long day. Step inside to find a space filled with character and modern amenities. The recently installed HVAC and hot water heater ensure year-round comfort and convenience, promising a cozy retreat in any season.

7. 2024-05-27
   historical 534-char remark

   Show marketing remark (534 chars)

   This gem is nestled in a desirable R2 zoned area, offering versatility and potential for future endeavors. Outside, you'll be enchanted by the oversized backyard, a tranquil oasis shaded by lush foliage and fully fenced for privacy. It's the perfect setting for outdoor gatherings, gardening, or simply unwinding after a long day. Step inside to find a space filled with character and modern amenities. The recently installed HVAC and hot water heater ensure year-round comfort and convenience, promising a cozy retreat in any season.

8. 2024-05-23
   listed $150,000 Active 534-char remark

   Show marketing remark (534 chars)

   This gem is nestled in a desirable R2 zoned area, offering versatility and potential for future endeavors. Outside, you'll be enchanted by the oversized backyard, a tranquil oasis shaded by lush foliage and fully fenced for privacy. It's the perfect setting for outdoor gatherings, gardening, or simply unwinding after a long day. Step inside to find a space filled with character and modern amenities. The recently installed HVAC and hot water heater ensure year-round comfort and convenience, promising a cozy retreat in any season.

9. 2004-12-01
   soldstatus
10. 2004-10-07
    listed $38,000

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$869/yr (+$72/mo · 104.9%)

ⓘ 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 1/10 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: $20,165
• − Mortgage interest: −$9,803
• − Property taxes: −$829
• − Insurance: −$875
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$5,091
• Taxable income: $341
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $3,132/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

+360.5% since first listed

10 events — show timeline

• 2026-05-07 Pending — CBORMLS
• 2026-04-24 Price Changed $175,000 CBORMLS
• 2026-03-11 Relisted — CBORMLS
• 2026-03-03 Pending — CBORMLS
• 2026-02-27 Listed $179,900 CBORMLS
• 2024-06-14 Sold (MLS) — CBORMLS
• 2024-05-27 Delisted — CBORMLS
• 2024-05-23 Listed $150,000 CBORMLS
• 2004-12-01 Sold (MLS) — CBORMLS
• 2004-10-07 Listed $38,000 CBORMLS

Property tax history

+3.8%/yr

Latest (2025): $829 · +11.1% YoY. Source: county tax records.