8500 N Lisa Dr · Columbia, MO 65202

$199,900

3 bd · 1.0 ba · 994 sqft · SingleFamily public records · 4 Days on market

Built 1970 7,000 sqft lot Est $179k · 12% over

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Why this score? — see what drove the D- 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 +14.3/30.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.9/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 1 bath in Hallsville Schools offers strong potential for cash-flow or resale. Situated in a quiet neighborhood with convenient access to town, the property features a functional layout and a roof that's approximately 7 years old. Being sold AS-IS, this is an ideal option for investors seeking a rental addition or flip project. USDA eligible area offers additional financing on resale, and the Hallsville school district enhances long-term rental and resale demand.

Key facts

• Updated appliances
• Spacious yard
• Modern cabinetry

Tags

• UPDATED FLOORING
• MODERN CABINETRY
• SLEEK COUNTERTOPS
• UPDATED APPLIANCES
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $38 ($461/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 $158k (21.2% below list).
• Recommended offer: $158k (21.2% 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+.
• Hallsville R-IV (rural): math 45% / reading 45% proficiency, ranked #87 of 324 in MO (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hallsville Primary (351 students, 28% FRL); Hallsville Middle (math 48% / reading 44%, grade D+, #102 of 391 statewide, top 26%, 365 students, 28% FRL); Hallsville High (math 52% / reading 47%, grade D, #124 of 521 statewide, top 28%, 448 students, 25% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 351 active listings in the ZIP; 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

Recommended offer $157,618 (21.2% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $178,920
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8500 N Lisa Dr	0.00mi	3/1.0	996 (+0%)	1mo	$199,900	$201	99
6204 E Robin Ln	0.09mi	3/1.0	952 (-4%)	4mo	$169,000	$178	85
6008 E Sharon Ln	0.15mi	3/1.0	968 (-3%)	6mo	$175,000	$181	84
6100 E Orear Rd	0.13mi	3/1.0	988 (-1%)	16mo	$178,000	$180	80
6009 E Eric Ln	0.17mi	3/1.5	1,056 (+6%)	0mo	$189,900	$180	79
6005 Robin Ln	0.17mi	3/1.0	1,020 (+3%)	20mo	$189,900	$186	71
6110 Eric Ln	0.14mi	3/1.0	912 (-8%)	24mo	$160,000	$175	60

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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-25,195
• Equity at exit: $29,806

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,949
• Equity at exit: $17,284

Cash invested: $55,972 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $38

Break-even live

Break-even rent $1,528

Max offer price $199,900

Occupancy floor 93%

Sensitivity live

Price	-10% $152	-5% $95	+0% $38	+5% $-18	+10% $-75
Rent	-10% $-86	-5% $-24	+0% $38	+5% $101	+10% $163
Rate	-1.0pp $139	-0.5pp $89	base $38	+0.5pp $-13	+1.0pp $-66

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-26
   status Pending
2. 2026-04-22
   listed $199,900 Active
3. 2025-11-20
   soldstatus
4. 2025-11-19
   soldstatus Closed 482-char remark

   Show marketing remark (482 chars)

   This 3 bedroom, 1 bath in Hallsville Schools offers strong potential for cash-flow or resale. Situated in a quiet neighborhood with convenient access to town, the property features a functional layout and a roof that's approximately 7 years old. Being sold AS-IS, this is an ideal option for investors seeking a rental addition or flip project. USDA eligible area offers additional financing on resale, and the Hallsville school district enhances long-term rental and resale demand.

5. 2025-10-25
   historical 482-char remark

   Show marketing remark (482 chars)

   This 3 bedroom, 1 bath in Hallsville Schools offers strong potential for cash-flow or resale. Situated in a quiet neighborhood with convenient access to town, the property features a functional layout and a roof that's approximately 7 years old. Being sold AS-IS, this is an ideal option for investors seeking a rental addition or flip project. USDA eligible area offers additional financing on resale, and the Hallsville school district enhances long-term rental and resale demand.

6. 2025-10-14
   price $142,500 482-char remark

   Show marketing remark (482 chars)

   This 3 bedroom, 1 bath in Hallsville Schools offers strong potential for cash-flow or resale. Situated in a quiet neighborhood with convenient access to town, the property features a functional layout and a roof that's approximately 7 years old. Being sold AS-IS, this is an ideal option for investors seeking a rental addition or flip project. USDA eligible area offers additional financing on resale, and the Hallsville school district enhances long-term rental and resale demand.

7. 2025-10-08
   status Active 482-char remark

   Show marketing remark (482 chars)

   This 3 bedroom, 1 bath in Hallsville Schools offers strong potential for cash-flow or resale. Situated in a quiet neighborhood with convenient access to town, the property features a functional layout and a roof that's approximately 7 years old. Being sold AS-IS, this is an ideal option for investors seeking a rental addition or flip project. USDA eligible area offers additional financing on resale, and the Hallsville school district enhances long-term rental and resale demand.

8. 2025-09-24
   historical 482-char remark

   Show marketing remark (482 chars)

   This 3 bedroom, 1 bath in Hallsville Schools offers strong potential for cash-flow or resale. Situated in a quiet neighborhood with convenient access to town, the property features a functional layout and a roof that's approximately 7 years old. Being sold AS-IS, this is an ideal option for investors seeking a rental addition or flip project. USDA eligible area offers additional financing on resale, and the Hallsville school district enhances long-term rental and resale demand.

9. 2025-09-08
   listed $149,900 Active 482-char remark

   Show marketing remark (482 chars)

   This 3 bedroom, 1 bath in Hallsville Schools offers strong potential for cash-flow or resale. Situated in a quiet neighborhood with convenient access to town, the property features a functional layout and a roof that's approximately 7 years old. Being sold AS-IS, this is an ideal option for investors seeking a rental addition or flip project. USDA eligible area offers additional financing on resale, and the Hallsville school district enhances long-term rental and resale demand.

10. 2020-06-02
    soldstatus
11. 2020-06-01
    soldstatus 224-char remark

    Show marketing remark (224 chars)

    Enjoy country living close to town. USDA Eligible, Hallsville Schools. This 3 bedroom, 1 bath Ranch home has new carpet throughout. Roof 2 years old. A quaint neighborhood. This is a perfect home for a first time home buyer.

12. 2020-04-17
    listed $91,500 224-char remark

    Show marketing remark (224 chars)

    Enjoy country living close to town. USDA Eligible, Hallsville Schools. This 3 bedroom, 1 bath Ranch home has new carpet throughout. Roof 2 years old. A quaint neighborhood. This is a perfect home for a first time home buyer.

13. 2004-05-27
    soldstatus
14. 2004-01-30
    listed $69,900

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $1,939 · $162/mo
• Expected delta: +$1,037/yr (+$86/mo · 115.0%)

ⓘ 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 3/10 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: $18,914
• − Mortgage interest: −$11,198
• − Property taxes: −$902
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$5,815
• Taxable loss: −$3,026
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $1,188/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: Hallsville R-IV
• NCES district ID: 2913560
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $52,529
• Composite: 38.89/100
• National rank: #4097
• State rank: #87 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

+186.0% since first listed

14 events — show timeline

• 2026-04-26 Pending — CBORMLS
• 2026-04-22 Listed $199,900 CBORMLS
• 2025-11-20 Sold (Public Records) — Public Records
• 2025-11-19 Sold (MLS) — CBORMLS
• 2025-10-25 Delisted — CBORMLS
• 2025-10-14 Price Changed $142,500 CBORMLS
• 2025-10-08 Relisted — CBORMLS
• 2025-09-24 Delisted — CBORMLS
• 2025-09-08 Listed $149,900 CBORMLS
• 2020-06-02 Sold (Public Records) — Public Records
• 2020-06-01 Sold (MLS) — CBORMLS
• 2020-04-17 Listed $91,500 CBORMLS
• 2004-05-27 Sold (MLS) — CBORMLS
• 2004-01-30 Listed $69,900 CBORMLS

Property tax history

+3.2%/yr

Latest (2025): $902 · +7.1% YoY. Source: county tax records.