200 Ruby Ln · Columbia, MO 65203

$145,000

3 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 2 Days on market

Built 1955 8,122 sqft lot Est $227k · 36% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

POSSIBLE 3BR GOOD COND CONVENIENT 2YR OLD APPL DOG RUN 2 OWNER HOME MN-(1300) K, LR, DR, FR, 2BR, B, UTR CRAWL YR-54

Key facts

• Generous lot
• 1950s ranch
• 8,122 sq ft lot

Tags

• 1950S RANCH
• GENEROUS LOT
• THOUGHTFUL RENOVATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 12.2% 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.
• Zoned schools: West Blvd. Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 337 students, 99% FRL); West Middle School (math 22% / reading 36%, grade F, #300 of 391 statewide, top 77%, 504 students, 58% FRL); David H. Hickman High (math 27% / reading 55%, grade F, #236 of 521 statewide, top 45%, 2,044 students, 33% FRL) — zoned schools average 63% FRL vs 35% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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); 55% 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).
• This rent runs 31% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1955 — 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. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.22%
• DSCR: 1.94
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $226,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Ruby Ln	0.00mi	3/1.0	1,302 (0%)	1mo	$145,000	$111	99
612 Pennant St	0.36mi	3/1.0	1,192 (-8%)	10mo	$200,000	$168	61
18 Clinton Dr	0.44mi	2/1.0 (-1)	1,334 (+2%)	12mo	$235,000	$176	60
1303 London Dr	0.49mi	3/2.0	1,192 (-8%)	2mo	$252,000	$211	58
1609 W Broadway	0.26mi	4/2.0 (+1)	1,439 (+10%)	5mo	$250,000	$174	57
105 Westridge Dr	0.37mi	4/2.0 (+1)	1,426 (+10%)	2mo	$294,900	$207	57
902 Hardin St	0.70mi	3/1.0	1,350 (+4%)	12mo	$235,000	$174	51
1008 W Broadway	0.50mi	2/1.0 (-1)	1,190 (-9%)	11mo	$266,000	$224	48
701 Independence St	0.72mi	2/1.0 (-1)	1,318 (+1%)	14mo	$199,500	$151	48
611 Rowe Ln	0.47mi	3/2.0	1,440 (+11%)	12mo	$204,900	$142	46
211 Bourn Ave	0.72mi	3/1.0	1,119 (-14%)	3mo	$209,000	$187	41
601 Ridgeway Ave	0.75mi	2/1.0 (-1)	1,108 (-15%)	11mo	$170,000	$153	26

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: 17.0%
• Equity multiple: 1.71×
• Total profit: $28,915
• Equity at exit: $21,620

10-year hold

• IRR: 27.6%
• Equity multiple: 3.79×
• Total profit: $113,276
• Equity at exit: $12,537

Cash invested: $40,600 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$760
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $718

Break-even live

Break-even rent $1,179

Max offer price $145,000

Occupancy floor 61%

Sensitivity live

Price	-10% $800	-5% $759	+0% $718	+5% $677	+10% $636
Rent	-10% $553	-5% $636	+0% $718	+5% $800	+10% $883
Rate	-1.0pp $791	-0.5pp $755	base $718	+0.5pp $680	+1.0pp $642

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 W Worley St Columbia, MO	3.0	1.0	944	$1,500	$1.59	22d	1	0.25mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	0.33mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	22d	1	0.33mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.33mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	15d	1	0.33mi
203 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.33mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	0.33mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	15d	1	0.33mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.33mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	0.36mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.36mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	22d	1	0.36mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	0.36mi
1011 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	45d	1	0.40mi
1007 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	45d	1	0.41mi
1103 W Broadway Unit 1121B;1/2HW Columbia, MO	2.0	2.0	1200	$1,395	$1.16	45d	1	0.41mi
319 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	45d	1	0.42mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	15d	1	0.42mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	45d	1	0.42mi
205 West Blvd N Columbia, MO	4.0	2.0	1456	$1,550	$1.06	45d	1	0.43mi
5 S Greenwood Ave Columbia, MO	2.0	1.0	1104	$1,600	$1.45	22d	1	0.68mi
1003 Hardin St Columbia, MO	2.0	1.0	950	$1,100	$1.16	45d	1	0.70mi
1007 Hardin St Columbia, MO	3.0	2.0	1554	$1,625	$1.05	22d	1	0.71mi
1009 Hardin St Columbia, MO	2.0	2.0	1300	$1,500	$1.15	22d	1	0.72mi
211 Bourn Ave Columbia, MO	3.0	2.0	1119	$1,995	$1.78	45d	1	0.73mi
409 Sanford Ave Unit 102 Columbia, MO	4.0	3.0	1798	$2,400	$1.33	45d	1	0.85mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	22d	1	0.95mi
2609 Wee Wynd Columbia, MO	3.0	1.5	1600	$2,500	$1.56	45d	1	0.96mi
1600 Parkside Dr Columbia, MO	2.0	1.0	885	$950	$1.07	45d	1	1.01mi
301 W Forest Ave Columbia, MO	3.0	2.0	1162	$1,395	$1.20	15d	1	1.10mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	45d	1	1.19mi
113 Crestmere Ave Unit 101 Columbia, MO	2.0	1.0	1300	$3,000	$2.31	45d	1	1.19mi
103 N Garth Ave Columbia, MO	3.0	2.0	1196	$2,950	$2.47	22d	1	1.20mi
1530 Timber Creek Dr Columbia, MO	3.0	2.0	1260	$1,300	$1.03	22d	1	1.26mi
2901 W Rollins Rd Columbia, MO	2.0	1.0	854	$1,312	$1.54	15d	2	1.27mi
1008 Lakeshore Dr Columbia, MO	3.0	1.0	1783	$1,850	$1.04	22d	1	1.31mi
2011 Bridgewater Dr Columbia, MO	3.0	2.0	1436	$1,825	$1.27	22d	1	1.35mi
1712 Garden Dr Unit A Columbia, MO	2.0	1.0	1181	$1,350	$1.14	45d	1	1.41mi
1810 Highridge Dr Columbia, MO	4.0	3.0	1636	$2,200	$1.34	22d	1	1.46mi
1409 Mills Dr Columbia, MO	3.0	1.5	1416	$1,800	$1.27	15d	1	1.49mi

Listing history 5 events

1. 2026-04-25
   status Pending
2. 2026-04-22
   listed $145,000 Active
3. 2024-06-04
   soldstatus
4. 1998-12-17
   soldstatus 116-char remark

   Show marketing remark (116 chars)

   POSSIBLE 3BR GOOD COND CONVENIENT 2YR OLD APPL DOG RUN 2 OWNER HOME MN-(1300) K, LR, DR, FR, 2BR, B, UTR CRAWL YR-54

5. 1998-10-02
   listed $69,900 116-char remark

   Show marketing remark (116 chars)

   POSSIBLE 3BR GOOD COND CONVENIENT 2YR OLD APPL DOG RUN 2 OWNER HOME MN-(1300) K, LR, DR, FR, 2BR, B, UTR CRAWL YR-54

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$81/yr (+$7/mo · 6.1%)

ⓘ 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: $25,053
• − Mortgage interest: −$8,122
• − Property taxes: −$1,325
• − Insurance: −$725
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$4,218
• Taxable income: $6,653
• Est. tax owed @ 24.0%: −$1,597
• After-tax cash flow: $7,020/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

+107.4% since first listed

5 events — show timeline

• 2026-04-25 Pending — CBORMLS
• 2026-04-22 Listed $145,000 CBORMLS
• 2024-06-04 Sold (Public Records) — Public Records
• 1998-12-17 Sold (MLS) — CBORMLS
• 1998-10-02 Listed $69,900 CBORMLS

Property tax history

+2.7%/yr

Latest (2024): $1,325 · +0.8% YoY. Source: county tax records.