146 Boonville Rd · Jefferson City, MO 65109

$134,900

3 bd · 2.0 ba · 2,006 sqft · SingleFamily public records · 62 Days on market

Built 1939 0.45 ac lot Est $267k · 49% under

---

Why this score? — see what drove the B 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.6/10.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1.5 story home with 3 beds, 2 baths, large living room, separate dining room and unfinished basement. Home sold AS IS, no seller disclosure. Addendums to sign. Buyer to verify ALL information.

Key facts

• 0.45 acre lot
• Garage
• Built 1939

Property features AI

Exterior

• Parking: Paved parking; 1-car garage
• Utilities: Public water
• Home design: Single family residence; Residential property; Faces west
• Construction: Composition roof; Built by unknown builder
• Exterior features: Cleared, level lot; Paved road access

Interior

• Bedrooms: Total rooms: 8
• Flooring: Wood; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Wood and carpet flooring; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.7% in Jefferson City — 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 (#7 in MO, #838 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-.
• Jefferson City (urban): math 34% / reading 48% proficiency, ranked #121 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jefferson City High (math 46% / reading 63%, grade C-, #69 of 521 statewide, top 15%, 1,296 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 41% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Jefferson City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+10.2%/yr); 248 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 173 units permitted in Cole County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cole County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1939 — 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. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $266,798
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 E Circle Dr	0.28mi	3/1.5	1,892 (-6%)	2mo	$259,900	$137	74
1927 Hayselton Dr	0.16mi	3/1.5	2,060 (+3%)	15mo	$259,900	$126	74
119 Douglas Dr	0.14mi	4/1.5 (+1)	1,935 (-4%)	16mo	$259,900	$134	67
2102 Forest Dr	0.29mi	3/2.0	2,134 (+6%)	22mo	$225,000	$105	57
103 E Circle Dr	0.32mi	3/2.0	1,776 (-12%)	12mo	$259,900	$146	56
213 Dix Rd	0.38mi	3/2.0	1,760 (-12%)	10mo	$189,000	$107	54
1721 Hayselton Dr	0.32mi	4/3.0 (+1)	2,150 (+7%)	16mo	$284,900	$133	51
214 Ridgeway Dr	0.60mi	4/3.0 (+1)	1,925 (-4%)	13mo	$229,900	$119	45
403 Castle Dr	0.44mi	3/2.0	1,752 (-13%)	16mo	$219,900	$126	45
110 Ridgeway Dr	0.62mi	4/2.0 (+1)	1,730 (-14%)	4mo	$209,900	$121	40
506 Crest Dr	0.60mi	3/3.5	1,796 (-10%)	18mo	$277,900	$155	34
101 Ridgeway Dr	0.66mi	3/2.0	1,706 (-15%)	21mo	$245,000	$144	27

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: 4.7%
• Equity multiple: 1.19×
• Total profit: $7,182
• Equity at exit: $20,114

10-year hold

• IRR: 18.2%
• Equity multiple: 2.87×
• Total profit: $70,561
• Equity at exit: $11,664

Cash invested: $37,772 (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 65109

• Home prices YoY: -29.2%
• Rents YoY: 10.2%
• Active inventory: 248
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $326

Break-even live

Break-even rent $1,146

Max offer price $134,900

Occupancy floor 74%

Sensitivity live

Price	-10% $403	-5% $365	+0% $326	+5% $288	+10% $250
Rent	-10% $203	-5% $265	+0% $326	+5% $388	+10% $450
Rate	-1.0pp $394	-0.5pp $361	base $326	+0.5pp $292	+1.0pp $256

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 Earl Lee Dr Jefferson City, MO	3.0	2.5	1852	$1,900	$1.03	44d	1	1.22mi

Listing history 18 events

1. 2026-06-19
   days on market $134,900 Active 62 DOM
2. 2026-06-18
   days on market $134,900 Active 61 DOM
3. 2026-06-17
   pricedays on market $134,900 Active 60 DOM
4. 2026-06-16
   days on market $144,900 Active 59 DOM
5. 2026-06-15
   days on market $144,900 Active 58 DOM
6. 2026-06-14
   days on market $144,900 Active 56 DOM
7. 2026-06-13
   days on market $144,900 Active 55 DOM
8. 2026-06-10
   days on market $144,900 Active 53 DOM
9. 2026-06-09
   days on market $144,900 Active 52 DOM
10. 2026-06-08
    days on market $144,900 Active 51 DOM
11. 2026-06-07
    days on market $144,900 Active 50 DOM
12. 2026-06-05
    days on market $144,900 Active 47 DOM
13. 2026-06-03
    days on market $144,900 Active 46 DOM
14. 2026-06-02
    days on market $144,900 Active 45 DOM
15. 2026-06-01
    days on market $144,900 Active 44 DOM
16. 2026-05-31
    days on market $144,900 Active 43 DOM
17. 2026-05-30
    days on market $144,900 Active 42 DOM
18. 2026-04-17
    listed $144,900 Active

ⓘ 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: $1,699 · $142/mo
• Projected year-2 tax: $1,699 · $142/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,710
• − Mortgage interest: −$7,556
• − Property taxes: −$1,699
• − Insurance: −$674
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$3,924
• Taxable income: $1,862
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $3,471/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: Jefferson City
• NCES district ID: 2916190
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $51,903
• Composite: 35.45/100
• National rank: #4930
• State rank: #121 of 324 in MO

Livability — Jefferson City

• Score: 83/100
• State rank: #7
• US rank: #838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson City, MO
• County: Cole County · 41,145 people
• City population: 41,145
• Metro: Jefferson City, MO
• Population (ZIP): 41,145
• Household income: $74,694
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 984.0

Population outlook (Cole County) Hauer SSP2

• Today (2025): 78,107 people
• By 2030: 78,089 · +-0.0%
• By 2040: 76,814 · -1.7%
• By 2050: 74,515 · -4.6%
• By 2075: 67,687 · -13.3%
• By 2100: 55,023 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Cole

• 2024 margin: Solid R (+34.4) · D 32.1% · R 66.5% · Other 1.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -26.9pp · 2024: -34.4pp
• All cycles: 2024: R+34.4 2020: R+33.9 2016: R+36.8 2012: R+33.7 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.14%
• Current HPI: 202.01
• Rent YoY: ▲ 10.19%
• Metro: Jefferson City, 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

• 2026-04-17 Listed $144,900 CBORMLS

Property tax history

+2.7%/yr

Latest (2025): $1,699 · +11.5% YoY. Source: county tax records.