5494 E Yosemite Ave · Columbia, MO 65201

$240,000

3 bd · 2.0 ba · 1,292 sqft · SingleFamily public records · 4 Days on market

Built 1977 9,580 sqft lot $186/sqft · 12% above area Est $227k · 6% over

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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).

• Cash flow +9.1/30.0
• Rent growth +5.0/5.0
• ARV discount +4.8/15.0
• Livability +4.2/5.0
• Schools +3.1/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT STARTER HOME WITH NEWER WINDOWS, FENCED BACKYARD, 2 CAR GARAGE. GREAT CONDITION MN-(1297) K, LR, DR, 3BR, 2B SLAB AGE-18

Key facts

• 9,580 sq ft lot
• 2 garage spots
• Built 1977

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Additional open paved parking
• Utilities: Public water; Cable available
• Home design: North-facing single-family residence
• Construction: Slab foundation
• Exterior features: Covered rear porch; Storm door(s); Fenced backyard with full chain link fence; Cleared, level lot; Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Electric range; Dishwasher; Garbage disposal; Water softener (owned)
• Bedrooms: Total rooms: 11
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air electric heating
• Interior features: Walk-in closets; Smart thermostat; Wood-burning fireplace in the living room; Home warranty included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (30.8% below list).
• Recommended offer: $166k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Cedar Ridge Elem. (math 27% / reading 42%, grade F, #676 of 1,115 statewide, top 66%, 472 students, 43% FRL); Oakland Middle School (math 17% / reading 25%, grade F, #342 of 391 statewide, top 88%, 544 students, 59% FRL); Muriel W. Battle High School (math 7% / reading 47%, grade F, #420 of 521 statewide, top 82%, 1,581 students, 48% FRL).
• Market conditions: Rents rising fast (+10.3%/yr); 355 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).
• This rent runs 41% of the median local income ($48k/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 $2k of loan paydown is wiped out by about $7k 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.
• 3 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 $166,184 (30.8% 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 12.0

CMA / ARV

• ARV (median comp): $226,527
• List price: $240,000
• Delta: 5.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5506 Murfreesboro Dr	0.13mi	3/2.0	1,400 (+8%)	2mo	$334,000	$239	78
601 N Shenandoah Dr	0.19mi	3/2.0	1,403 (+9%)	1mo	$225,000	$160	76
5901 Freeport Way	0.36mi	3/2.0	1,352 (+5%)	3mo	$285,000	$211	73
203 Port Way	0.18mi	3/2.0	1,310 (+1%)	23mo	$275,000	$210	70
5715 Camden Cir	0.33mi	3/2.0	1,384 (+7%)	4mo	$284,000	$205	70
5911 Freeport Way	0.38mi	3/2.0	1,304 (+1%)	23mo	$269,000	$206	62
100 Port Way	0.22mi	3/2.0	1,455 (+13%)	11mo	$269,900	$185	59
5805 Vero Way	0.33mi	3/2.0	1,464 (+13%)	10mo	$285,000	$195	54

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: -17.0%
• Equity multiple: 0.38×
• Total profit: $-41,986
• Equity at exit: $35,785

10-year hold

• IRR: -2.2%
• Equity multiple: 0.82×
• Total profit: $-12,088
• Equity at exit: $20,751

Cash invested: $67,200 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-185

Break-even live

Break-even rent $1,896

Max offer price $207,257

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-117	+0% $-185	+5% $-253	+10% $-321
Rent	-10% $-317	-5% $-251	+0% $-185	+5% $-120	+10% $-54
Rate	-1.0pp $-64	-0.5pp $-124	base $-185	+0.5pp $-248	+1.0pp $-311

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5505-5507 Volunteer Dr Columbia, MO	4.0	2.0	1600	$1,500	$0.94	22d	1	0.17mi
108 Lexibelle Dr Columbia, MO	3.0	2.0	1611	$2,400	$1.49	45d	1	0.26mi
11 St Augustine Dr Columbia, MO	3.0	2.0	1350	$1,700	$1.26	45d	1	0.29mi
5814 Canaveral Dr Columbia, MO	4.0	3.0	1389	$1,550	$1.12	45d	1	0.34mi
4901 Kirk Hill Rd Unit 4901 Columbia, MO	4.0	2.0	1422	$1,350	$0.95	45d	1	0.64mi
4901 Kirk Hill Rd Unit 4903 Columbia, MO	4.0	2.0	1422	$1,425	$1.00	15d	1	0.64mi
1306 Godas Dr Columbia, MO	3.0	2.0	1550	$1,550	$1.00	45d	1	0.73mi
1309 Godas Cir Unit 1309 Columbia, MO	4.0	2.0	1660	$1,575	$0.95	45d	1	0.76mi
5000 Clark Ln Columbia, MO	1.0–2.0	1.0–2.0	818	$1,065	$1.30	15d	1	0.77mi
1219 Player Pl Columbia, MO	2.0	1.5	1313	$1,275	$0.97	45d	1	0.80mi
1323 Godas Cir Columbia, MO	4.0	3.0	1458	$1,550	$1.06	45d	1	0.81mi
1325 Godas Dr Columbia, MO	4.0	3.0	1458	$1,550	$1.06	45d	1	0.81mi
1326 N Frideriki Dr Columbia, MO	4.0	2.0	1529	$1,525	$1.00	22d	1	0.84mi
1328 N Frideriki Dr Columbia, MO	4.0	2.0	1529	$1,475	$0.96	45d	1	0.85mi
5338-5340 E Trikalla Dr Columbia, MO	4.0	2.0	1528	$1,495	$0.98	15d	1	0.91mi
5305 E Trikalla Dr Columbia, MO	4.0	2.0	1528	$1,525	$1.00	15d	1	0.95mi
5305 E Trikalla Dr Columbia, MO	4.0	2.0	1528	$1,525	$1.00	45d	1	0.95mi
1305 N Golf Blvd Unit B Columbia, MO	4.0	1.5	1492	$1,325	$0.89	45d	1	0.97mi
4604 Alan Ln Unit 101 Columbia, MO	2.0	1.0	875	$1,200	$1.37	22d	1	1.26mi
4606 Alan Ln Unit 102 Columbia, MO	2.0	1.0	875	$1,200	$1.37	45d	1	1.26mi
4614 Alan Ln Unit 101 Columbia, MO	2.0	1.0	875	$1,150	$1.31	45d	1	1.27mi
4609 Chambers Bay Dr Columbia, MO	3.0	2.0	1713	$2,825	$1.65	45d	1	1.28mi
5205 Gasconade Dr Columbia, MO	3.0	2.0	1400	$1,450	$1.04	45d	1	1.33mi
4720 Kenora Dr Columbia, MO	3.0	2.0	1650	$2,500	$1.52	22d	1	1.37mi
2301 Bitternut Dr Columbia, MO	3.0	2.0	1495	$1,850	$1.24	15d	1	1.42mi
2117 Ballenger Ln Columbia, MO	4.0	3.0	1402	$1,575	$1.12	45d	1	1.48mi
2119 Ballenger Ln Columbia, MO	4.0	3.0	1402	$1,575	$1.12	45d	1	1.48mi

Listing history 7 events

1. 2026-05-08
   status Pending 175-char remark
2. 2026-05-04
   listed $240,000 Active 175-char remark
3. 2017-06-01
   soldstatus
4. 2017-05-31
   soldstatus
5. 2017-04-03
   listed $122,045
6. 1997-05-01
   soldstatus

   Show marketing remark (126 chars)

   GREAT STARTER HOME WITH NEWER WINDOWS, FENCED BACKYARD, 2 CAR GARAGE. GREAT CONDITION MN-(1297) K, LR, DR, 3BR, 2B SLAB AGE-18

7. 1997-02-01
   listed $76,900

   Show marketing remark (126 chars)

   GREAT STARTER HOME WITH NEWER WINDOWS, FENCED BACKYARD, 2 CAR GARAGE. GREAT CONDITION MN-(1297) K, LR, DR, 3BR, 2B SLAB AGE-18

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $2,328 · $194/mo
• Expected delta: +$653/yr (+$54/mo · 39.0%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,942
• − Mortgage interest: −$13,444
• − Property taxes: −$1,675
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$6,982
• Taxable loss: −$6,550
• Est. tax savings @ 24.0%: +$1,572
• After-tax cash flow: $-652/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): 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

+212.1% since first listed

7 events — show timeline

• 2026-05-08 Pending — CBORMLS
• 2026-05-04 Listed $240,000 CBORMLS
• 2017-06-01 Sold (Public Records) — Public Records
• 2017-05-31 Sold (MLS) — CBORMLS
• 2017-04-03 Listed $122,045 CBORMLS
• 1997-05-01 Sold (MLS) — CBORMLS
• 1997-02-01 Listed $76,900 CBORMLS

Property tax history

+3.1%/yr

Latest (2025): $1,675 · +7.0% YoY. Source: county tax records.