4701 NW 70 Dr · Columbia, MO 65202

$75,000

3 bd · 2.5 ba · 4,909 sqft · SingleFamily public records · 27 Days on market

Built 1927 3.33 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Cash flow +1.5/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This is an online reserve auction. The $75,000 starting bid is not the selling price. Opportunity awaits with this truly one-of-a-kind Columbia property offering space, character, and endless possibilities. Situated on 3.33± acres in a highly convenient location near Stadium Blvd and I-70, this unique home blends original charm with a substantial addition that is partially finished and ready for your vision. The property features multiple living areas, spacious bedrooms, hardwood floors, fireplaces, large windows, workshop space, and flexible rooms ideal for hobbies, entertaining, multigenerational living, or future customization. Portions of the addition remain unfinished with expos

Key facts

• Workshop space
• Flexible rooms
• 3.33 acres

Tags

• 3.33 ACRES
• HIGHLY CONVENIENT LOCATION
• MULTIPLE LIVING AREAS
• WORKSHOP SPACE
• FLEXIBLE ROOMS
• PARTIALLY FINISHED ADDITION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Slab foundation
• Exterior features: Paved and gravel road access; Lot approximately 3.33 acres; Zoned for moderate-density multi-family residential (R-M)

Interior

• Bedrooms: 3 rooms total
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Basement

🔨 Auction listing. The $75,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $565,909 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 1.6% vs local median 2.9% in Columbia — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 1,303 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 $4k of loan paydown is wiped out by about $17k 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

• It's been on market 27 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 0.29% ✗
• Cap rate: 1.58%
• Cash-on-cash: -16.83%
• DSCR: 0.25
• GRM: 29.0

CMA / ARV

• ARV (median comp): $565,909
• List price: $75,000
• Delta: -86.75%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -47.4%
• Equity multiple: -0.44×
• Total profit: $-228,475
• Equity at exit: $84,379

10-year hold

• IRR: -75.9%
• Equity multiple: -1.27×
• Total profit: $-360,352
• Equity at exit: $48,929

Cash invested: $158,455 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,628 medium
• Mortgage (P&I): −$2,968
• Tax from tax record: −$305 /mo · $3,655/yr
• Insurance: −$236
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-2,222

Break-even live

Break-even rent $4,441

Max offer price $173,327

Occupancy floor —

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: $141,477
• Closing costs: $16,977
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-10
   days on market $75,000 Active 27 DOM
2. 2026-06-09
   days on market $75,000 Active 26 DOM
3. 2026-06-08
   days on market $75,000 Active 25 DOM
4. 2026-06-07
   days on market $75,000 Active 24 DOM
5. 2026-06-05
   days on market $75,000 Active 21 DOM
6. 2026-06-03
   days on market $75,000 Active 20 DOM
7. 2026-06-02
   days on market $75,000 Active 19 DOM
8. 2026-05-31
   days on market $75,000 Active 17 DOM
9. 2026-05-30
   days on market $75,000 Active 16 DOM
10. 2026-05-14
    listed $75,000 Active 1389-char remark

ⓘ 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: $3,655 · $305/mo
• Projected year-2 tax: $3,655 · $305/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 ≥107°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: $19,530
• − Mortgage interest: −$31,700
• − Property taxes: −$3,655
• − Insurance: −$2,830
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$16,463
• Taxable loss: −$38,242
• Est. tax savings @ 24.0%: +$9,178
• After-tax cash flow: $-17,490/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

2 events — show timeline

• 2026-06-11 Delisted — CBORMLS
• 2026-05-14 Listed $75,000 CBORMLS

Property tax history

+2.4%/yr

Latest (2025): $3,655 · +0.0% YoY. Source: county tax records.