719 Mikel St · Columbia, MO 65203

$155,000

2 bd · 1.0 ba · 764 sqft · SingleFamily public records · 10 Days on market

Built 1945 0.36 ac lot Est $172k · 10% under

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Why this score? — see what drove the D+ 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 +14.7/30.0
• ARV discount +11.9/15.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute house in a central location. Easy access to downtown and campus. Plenty of updates, including ceramic tile, newer appliances. An oversized back yard with a privacy fence offers endless possibilities.

Key facts

• Large garden
• Large back yard
• Newer hvac system

Tags

• LARGE BACK YARD
• LARGE GARDEN
• NEWER HVAC SYSTEM

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Cable available
• Home design: Residential single-family home; Faces south
• Construction: Block foundation
• Exterior features: Covered patio/deck; Deck; Front porch; Chain link and wood fencing; Partially wooded lot; Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Gas range
• Flooring: Wood flooring; Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $40 ($482/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (19.8% below list).
• Recommended offer: $124k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,328 (19.8% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $171,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 Mikel St	0.00mi	2/1.0	764 (0%)	0mo	$155,000	$203	100
800 Ridgeway Ave	0.09mi	2/1.0	813 (+6%)	1mo	$178,000	$219	84
607 Ridgeway Ave	0.16mi	2/1.0	728 (-5%)	7mo	$175,000	$240	79
708 Donnelly Ave	0.15mi	2/1.0	840 (+10%)	1mo	$232,000	$276	75
605 Donnelly Ave	0.16mi	2/1.0	840 (+10%)	1mo	$215,000	$256	75
605 Jackson St	0.18mi	3/1.0 (+1)	800 (+5%)	6mo	$180,000	$225	74
704 Hardin St	0.17mi	2/1.0	840 (+10%)	7mo	$239,000	$285	70
407 Auburn Ln	0.57mi	2/1.0	754 (-1%)	8mo	$137,000	$182	64
1304 W Worley St	0.57mi	2/1.0	728 (-5%)	5mo	$160,000	$220	61
402 N West Blvd	0.36mi	2/1.0	850 (+11%)	6mo	$200,000	$235	59
807 Hope Pl	0.44mi	2/1.0	868 (+14%)	2mo	$189,000	$218	55
603 Pennant St	0.60mi	2/1.0	844 (+10%)	8mo	$159,000	$188	48

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-18,634
• Equity at exit: $23,111

10-year hold

• IRR: 1.2%
• Equity multiple: 1.10×
• Total profit: $4,247
• Equity at exit: $13,402

Cash invested: $43,400 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$813
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $40

Break-even live

Break-even rent $1,192

Max offer price $155,000

Occupancy floor 92%

Sensitivity live

Price	-10% $128	-5% $84	+0% $40	+5% $-4	+10% $-48
Rent	-10% $-58	-5% $-9	+0% $40	+5% $89	+10% $138
Rate	-1.0pp $118	-0.5pp $80	base $40	+0.5pp $0	+1.0pp $-41

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Ridgeway Ave Columbia, MO	2.0	1.0	728	$1,300	$1.79	45d	1	0.17mi
1003 Hardin St Columbia, MO	2.0	1.0	950	$1,100	$1.16	45d	1	0.19mi
812 Again St Columbia, MO	2.0	1.0	780	$1,300	$1.67	46d	1	0.36mi
1502 Parkade Blvd Unit 2 Columbia, MO	2.0	1.0	700	$950	$1.36	45d	1	0.45mi
924 W Texas Ave Unit B Columbia, MO	2.0	1.0	662	$750	$1.13	15d	1	0.48mi
309 Alexander Ave Columbia, MO	2.0	1.0	728	$1,200	$1.65	15d	1	0.51mi
1600 Parkside Dr Columbia, MO	2.0	1.0	885	$950	$1.07	45d	1	0.55mi
1311 W Worley St Columbia, MO	3.0	1.0	944	$1,500	$1.59	23d	1	0.61mi
105 Clinton Dr Columbia, MO	2.0	1.0	830	$1,300	$1.57	23d	1	0.69mi
1002 W Broadway Columbia, MO	2.0	1.0	788	$1,425	$1.81	45d	1	0.81mi
5 S Greenwood Ave Columbia, MO	2.0	1.0	1104	$1,600	$1.45	23d	1	0.82mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	45d	1	0.95mi
305 Tiger Ln Columbia, MO	1.0–2.0	1.0	615	$1,120	$1.82	15d	13	1.26mi
2012 W Ash St Columbia, MO	1.0–2.0	1.0	680	$1,115	$1.64	15d	15	1.28mi
100 E Stewart Rd Unit 3 Columbia, MO	1.0	1.0	750	$835	$1.11	15d	1	1.32mi
109 E Stewart Rd Columbia, MO	2.0–3.0	1.0	750	$950	$1.27	45d	3	1.32mi
109 E Stewart Rd Apt A Columbia, MO	2.0	1.0	1000	$1,500	$1.50	23d	1	1.32mi
109 E Stewart Rd Unit C Columbia, MO	2.0	1.0	750	$1,200	$1.60	23d	1	1.32mi
1007 E Broadway Columbia, MO	1.0	1.0	600	$1,639	$2.73	23d	1	1.40mi
111 N Stadium Blvd Columbia, MO	1.0–2.0	1.0	628	$875	$1.39	15d	11	1.48mi
20 Blue Ridge Rd Unit 202 Columbia, MO	2.0	2.0	1100	$1,500	$1.36	23d	1	1.49mi
1110 E Broadway Unit B Columbia, MO	1.0	1.0	1015	$1,350	$1.33	45d	1	1.49mi

Listing history 6 events

1. 2026-05-16
   listed $155,000 Active
2. 2021-03-16
   soldstatus
3. 2021-03-15
   soldstatus 204-char remark

   Show marketing remark (204 chars)

   Cute house in a central location. Easy access to downtown and campus. Plenty of updates, including ceramic tile, newer appliances. An oversized back yard with a privacy fence offers endless possibilities.

4. 2021-01-28
   listed $94,900 204-char remark

   Show marketing remark (204 chars)

   Cute house in a central location. Easy access to downtown and campus. Plenty of updates, including ceramic tile, newer appliances. An oversized back yard with a privacy fence offers endless possibilities.

5. 2018-04-26
   soldstatus 212-char remark

   Show marketing remark (212 chars)

   SOLD AS IS. Buyer's agent is required to pay $150 offer management fee at closing of any accepted offer. Seller requires 10 days in MLS before responding to any offers. Need prequel letter or POF with any offers.

6. 2018-03-07
   listed $54,900 212-char remark

   Show marketing remark (212 chars)

   SOLD AS IS. Buyer's agent is required to pay $150 offer management fee at closing of any accepted offer. Seller requires 10 days in MLS before responding to any offers. Need prequel letter or POF with any offers.

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$728/yr (+$61/mo · 94.0%)

ⓘ 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 ≥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: $14,919
• − Mortgage interest: −$8,682
• − Property taxes: −$775
• − Insurance: −$775
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$4,509
• Taxable loss: −$2,209
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $1,012/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

+182.3% since first listed

6 events — show timeline

• 2026-05-16 Listed $155,000 CBORMLS
• 2021-03-16 Sold (Public Records) — Public Records
• 2021-03-15 Sold (MLS) — CBORMLS
• 2021-01-28 Listed $94,900 CBORMLS
• 2018-04-26 Sold (MLS) — CBORMLS
• 2018-03-07 Listed $54,900 CBORMLS

Property tax history

+3.1%/yr

Latest (2025): $775 · +11.2% YoY. Source: county tax records.