2004 Juniper Dr · Columbia, MO 65201

$310,000

6 bd · 3.0 ba · — sqft · MultiFamily · 60 Days on market

Built 1976 Fair condition 0.47 ac lot Est $309k · at est.

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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 +19.9/30.0
• ARV discount +7.3/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Schools +3.1/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Wonderful duplex in a quiet neighborhood with both sides occupied on month to month leases with one side remodeled, including new appliances, cabinets, windows and flooring. Opportunity to owner occupy. One side is a 3 bed 2 bath and the other is a 2 bed 1.5 bath and both have a 1 car garage. Newer roof and HVAC on one side

Key facts

• Remodeled
• Newer roof
• New flooring

Tags

• REMODELED
• NEW APPLIANCES
• NEW CABINETS
• NEW WINDOWS
• NEW FLOORING
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $310k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive. Per door: $188/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $310k).
• Recommended offer: $301k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+10.3%/yr); 355 active listings in the ZIP; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).
• At $3,189/mo this rent would consume 80% of the median local household income ($48k/yr) (locally 4323% 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 + 8.0% rent growth), your $87k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 $300,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $308,547
• List price: $310,000
• Delta: 0.47%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.89×
• Total profit: $-9,323
• Equity at exit: $46,222

10-year hold

• IRR: 11.8%
• Equity multiple: 2.15×
• Total profit: $99,699
• Equity at exit: $26,803

Cash invested: $86,800 (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 65201

• Rents YoY: 10.3%
• Active inventory: 355
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $3,189 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $377

Break-even live

Break-even rent $2,712

Max offer price $310,000

Occupancy floor 83%

Sensitivity live

Price	-10% $591	-5% $484	+0% $377	+5% $270	+10% $163
Rent	-10% $125	-5% $251	+0% $377	+5% $503	+10% $629
Rate	-1.0pp $533	-0.5pp $456	base $377	+0.5pp $297	+1.0pp $215

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$3,190
Total (2 units)			$3,189

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $310,000 Active 60 DOM
2. 2026-06-18
   days on market $310,000 Active 59 DOM
3. 2026-06-17
   days on market $310,000 Active 58 DOM
4. 2026-06-16
   days on market $310,000 Active 57 DOM
5. 2026-06-15
   days on market $310,000 Active 56 DOM
6. 2026-06-14
   days on market $310,000 Active 54 DOM
7. 2026-06-13
   days on market $310,000 Active 53 DOM
8. 2026-06-10
   days on market $310,000 Active 51 DOM
9. 2026-06-09
   days on market $310,000 Active 50 DOM
10. 2026-06-08
    days on market $310,000 Active 49 DOM
11. 2026-06-07
    days on market $310,000 Active 48 DOM
12. 2026-06-05
    days on market $310,000 Active 45 DOM
13. 2026-06-03
    days on market $310,000 Active 44 DOM
14. 2026-06-02
    days on market $310,000 Active 43 DOM
15. 2026-05-31
    days on market $310,000 Active 41 DOM
16. 2026-05-30
    days on market $310,000 Active 40 DOM
17. 2026-04-15
    listed $310,000 Active 325-char remark

    Show marketing remark (325 chars)

    Wonderful duplex in a quiet neighborhood with both sides occupied on month to month leases with one side remodeled, including new appliances, cabinets, windows and flooring. Opportunity to owner occupy. One side is a 3 bed 2 bath and the other is a 2 bed 1.5 bath and both have a 1 car garage. Newer roof and HVAC on one side

18. 2005-07-15
    soldstatus 203-char remark

    Show marketing remark (203 chars)

    GREAT OPPORTUNITY FOR OWNER OCCUPANCY AND INVESTMENT. BOTH SIDES VACANT. EXCELLENT LOCATION. FIREPLACES BOTH SIDES. LARGE PRIVATE BACKYARD. MINOR CLEANING AND TOUCH UP NOT COMPLETED YET. 6/3/1 X1 6/2/2X1

19. 2005-03-04
    listed $154,900 203-char remark

    Show marketing remark (203 chars)

    GREAT OPPORTUNITY FOR OWNER OCCUPANCY AND INVESTMENT. BOTH SIDES VACANT. EXCELLENT LOCATION. FIREPLACES BOTH SIDES. LARGE PRIVATE BACKYARD. MINOR CLEANING AND TOUCH UP NOT COMPLETED YET. 6/3/1 X1 6/2/2X1

20. 2002-07-26
    soldstatus
21. 2002-03-29
    listed $142,500
22. 1997-09-11
    soldstatus
23. 1997-07-03
    listed $123,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,268
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,061
• − Management: −$3,061
• − Depreciation: −$9,018
• Taxable loss: −$438
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $4,629/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This two-unit property requires moderate renovations, focusing on exterior siding and flooring, to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn carpet in need of replacement

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both replace carpet — Improves living experience and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn carpet in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both replace carpet — Improves living experience and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 50,011
• Household income: $48,113
• Rent vs Own: 67.8% rent · 32.2% own
• Severe rent burden: 4323.0

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 (74%)
• Race & ethnicity: White 74% Black 8% Two or more races 7% Asian 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 9% · China, Canada, Vietnam
• Languages at home: 88% English-only · Spanish 4% Chinese 2% Other Indo-European 2%

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: ▼ -170.32%
• Current HPI: 195.2059
• Rent YoY: ▲ 10.33%
• 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

+152.0% since first listed

7 events — show timeline

• 2026-04-15 Listed $310,000 CBORMLS
• 2005-07-15 Sold (MLS) — CBORMLS
• 2005-03-04 Listed $154,900 CBORMLS
• 2002-07-26 Sold (MLS) — CBORMLS
• 2002-03-29 Listed $142,500 CBORMLS
• 1997-09-11 Sold (MLS) — CBORMLS
• 1997-07-03 Listed $123,000 CBORMLS