6801 N Maxine St · Columbia, MO 65202

$47,000

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 65 Days on market

Built 1977 9,538 sqft lot $29/sqft · 79% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Sells in as-is condition. 3 bedroom, 2 bath home with architectural roof, vinyl windows. Home has missing subfloor throughout parts of the home. No furnace and outside AC unit is disconnected. No electric meter. Known building permit issues with the county. Base of first floor needs to be raised at least 1' above 100yr flood plain. Buyer to verify with Boone County Planning. See documents tab for ''Elevation Certificate''.

Key facts

• 9,538 sq ft lot
• Built 1977
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $47k).
• Recommended offer: $44k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.1% 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 (+6.0%/yr); 351 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $325 of loan paydown is wiped out by about $1k 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 + 6.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $3k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 3.26% ✓
• Cap rate: 28.10%
• Cash-on-cash: 77.89%
• DSCR: 4.47
• GRM: 2.6

CMA / ARV

• ARV (median comp): $223,861
• List price: $47,000
• Delta: -79.00%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7112 N Moberly Dr	0.61mi	3/1.5	1,848 (+15%)	6mo	$259,900	$141	40
7133 N Moberly Dr	0.71mi	3/1.5	1,774 (+10%)	16mo	$230,000	$130	35

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: 40.8%
• Equity multiple: 2.87×
• Total profit: $24,628
• Equity at exit: $7,008

10-year hold

• IRR: 49.2%
• Equity multiple: 6.95×
• Total profit: $78,265
• Equity at exit: $4,064

Cash invested: $13,160 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$20
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $428

Break-even live

Break-even rent $992

Max offer price $47,000

Occupancy floor 67%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7220 N Moberly Dr Unit B Columbia, MO	3.0	2.5	1449	$1,350	$0.93	13d	1	0.75mi
7217 N Moberly Dr Unit B Columbia, MO	3.0	1.5	1532	$1,350	$0.88	13d	1	0.76mi
7460 N Wade School Rd Unit A Columbia, MO	2.0	1.0	1220	$1,225	$1.00	43d	1	0.89mi
6 Copper Mountain Dr Columbia, MO	3.0	2.0	1430	$1,750	$1.22	13d	1	1.45mi

Listing history 26 events

1. 2026-06-19
   days on market $47,000 Active 65 DOM
2. 2026-06-18
   days on market $47,000 Active 64 DOM
3. 2026-06-17
   days on market $47,000 Active 63 DOM
4. 2026-06-16
   days on market $47,000 Active 62 DOM
5. 2026-06-15
   days on market $47,000 Active 61 DOM
6. 2026-06-14
   days on market $47,000 Active 59 DOM
7. 2026-06-13
   days on market $47,000 Active 58 DOM
8. 2026-06-10
   days on market $47,000 Active 56 DOM
9. 2026-06-09
   days on market $47,000 Active 55 DOM
10. 2026-06-08
    days on market $47,000 Active 54 DOM
11. 2026-06-07
    days on market $47,000 Active 53 DOM
12. 2026-06-05
    days on market $47,000 Active 50 DOM
13. 2026-06-03
    days on market $47,000 Active 49 DOM
14. 2026-06-02
    days on market $47,000 Active 48 DOM
15. 2026-05-31
    days on market $47,000 Active 46 DOM
16. 2026-05-30
    days on market $47,000 Active 45 DOM
17. 2026-05-05
    price $47,000 426-char remark

    Show marketing remark (426 chars)

    Sells in as-is condition. 3 bedroom, 2 bath home with architectural roof, vinyl windows. Home has missing subfloor throughout parts of the home. No furnace and outside AC unit is disconnected. No electric meter. Known building permit issues with the county. Base of first floor needs to be raised at least 1' above 100yr flood plain. Buyer to verify with Boone County Planning. See documents tab for ''Elevation Certificate''.

18. 2026-04-15
    listed $50,000 Active 426-char remark

    Show marketing remark (426 chars)

    Sells in as-is condition. 3 bedroom, 2 bath home with architectural roof, vinyl windows. Home has missing subfloor throughout parts of the home. No furnace and outside AC unit is disconnected. No electric meter. Known building permit issues with the county. Base of first floor needs to be raised at least 1' above 100yr flood plain. Buyer to verify with Boone County Planning. See documents tab for ''Elevation Certificate''.

19. 2024-02-26
    soldstatus Closed 246-char remark

    Show marketing remark (246 chars)

    Offer deadline 5pm Tuesday (1/23/24). Bank foreclosure. Sells is as is condition. Appears to have renovation started with architectural roof, vinyl windows, and more. Needs lots of work yet. Heat source is missing but central air unit is present.

20. 2024-01-27
    historical 246-char remark

    Show marketing remark (246 chars)

    Offer deadline 5pm Tuesday (1/23/24). Bank foreclosure. Sells is as is condition. Appears to have renovation started with architectural roof, vinyl windows, and more. Needs lots of work yet. Heat source is missing but central air unit is present.

21. 2024-01-17
    listed $49,000 Active 246-char remark

    Show marketing remark (246 chars)

    Offer deadline 5pm Tuesday (1/23/24). Bank foreclosure. Sells is as is condition. Appears to have renovation started with architectural roof, vinyl windows, and more. Needs lots of work yet. Heat source is missing but central air unit is present.

22. 2023-11-13
    listed $130,000 Active
23. 2023-11-13
    listed $130,000 Active
24. 2023-11-13
    listed $130,000 Active
25. 2021-04-30
    historical
26. 2021-04-29
    listed $119,500

ⓘ 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: $1,097 · $91/mo
• Projected year-2 tax: $1,097 · $91/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $18,405
• − Mortgage interest: −$2,633
• − Property taxes: −$1,097
• − Insurance: −$5,354
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$1,367
• Taxable income: $5,009
• Est. tax owed @ 24.0%: −$1,202
• After-tax cash flow: $3,929/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

-60.7% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $47,000 CBORMLS
• 2026-04-15 Listed $50,000 CBORMLS
• 2024-02-26 Sold (MLS) — CBORMLS
• 2024-01-27 Delisted — CBORMLS
• 2024-01-17 Listed $49,000 CBORMLS
• 2023-11-13 Listed $130,000 CBORMLS
• 2023-11-13 Listed $130,000 HMMLS
• 2023-11-13 Listed $130,000 LOBR
• 2021-04-30 Delisted — CBORMLS
• 2021-04-29 Listed $119,500 CBORMLS

Property tax history

+1.4%/yr

Latest (2025): $1,097 · -2.8% YoY. Source: county tax records.