422 Alexander Ave · Columbia, MO 65203

$92,500

2 bd · 1.0 ba · 1,086 sqft · SingleFamily public records · 6 Days on market

Built 1955 $85/sqft · 38% below area Est $150k · 38% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 2 bed one bath home is a price that you don't see often any more. It is being offered ''as it sits'' at a price below $100k, and has over 1000ft2 finished. The sellers reserve the right to take any personal items but likely it will be as it currently sits. The house sits on a lot that is 50' wide and 175' deep so there is plenty of room for activities! Roof and siding are believed to be in good condition. All offers must be submitted with form MSC-2051R to ensure buyers understand that property is being sold in ''as-is'' condition and seller will not clean out, repair, or replace anything through inspections. Sellers don't plan on accepting any offers until the the end of the week.

Key facts

• Lot 175 deep
• Lot 50 wide
• Built 1955

Tags

• LOT 50 WIDE
• LOT 175 DEEP
• ROOF IN GOOD CONDITION
• SIDING IN GOOD CONDITION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Single-family residence; Residential property; Faces west
• Construction: Slab foundation
• Exterior features: Deck; Partial chain-link fencing in the backyard; Shed(s); Partially wooded yard; Level lot; Paved road access

Interior

• Kitchen: Refrigerator; Gas range
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Has cooling
• 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 $92k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Cap rate 16.0% 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 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).
• 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 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $640 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,500

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: 1.84% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.53%
• DSCR: 2.54
• GRM: 4.5

CMA / ARV

• ARV (median comp): $149,856
• List price: $92,500
• Delta: -38.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Alexander Ave	0.00mi	2/1.0	1,086 (0%)	1mo	$92,500	$85	99
307 Ridgeway Ave	0.24mi	3/1.0 (+1)	1,074 (-1%)	6mo	$178,900	$167	77
506 W Worley St	0.12mi	3/1.0 (+1)	1,005 (-8%)	0mo	$175,000	$174	76
123 Anderson Ave	0.38mi	2/1.0	1,104 (+2%)	5mo	$235,000	$213	76
713 Ridgeway Ave	0.34mi	3/1.0 (+1)	1,106 (+2%)	3mo	$182,000	$165	74
506 Noble Ct	0.31mi	2/1.0	1,008 (-7%)	1mo	$130,000	$129	73
102 E Sexton Rd	0.39mi	2/1.0	1,022 (-6%)	2mo	$184,000	$180	71
21 Aldeah Ave	0.36mi	2/1.0	984 (-9%)	1mo	$250,000	$254	66
15 Mcbaine Ave	0.36mi	2/1.0	968 (-11%)	1mo	$240,000	$248	64
603 N 6th St	0.69mi	2/1.0	1,062 (-2%)	2mo	$174,900	$165	63
1007 Jefferson St	0.34mi	3/2.0 (+1)	1,168 (+8%)	6mo	$254,900	$218	58
303 N Fifth St	0.65mi	3/1.5 (+1)	984 (-9%)	1mo	$198,500	$202	46

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: 33.3%
• Equity multiple: 2.46×
• Total profit: $37,924
• Equity at exit: $13,792

10-year hold

• IRR: 41.9%
• Equity multiple: 5.55×
• Total profit: $117,947
• Equity at exit: $7,998

Cash invested: $25,900 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$485
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $745

Break-even live

Break-even rent $755

Max offer price $92,500

Occupancy floor 51%

Sensitivity live

Price	-10% $798	-5% $772	+0% $745	+5% $719	+10% $693
Rent	-10% $611	-5% $678	+0% $745	+5% $812	+10% $879
Rate	-1.0pp $792	-0.5pp $769	base $745	+0.5pp $721	+1.0pp $697

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Alexander Ave Columbia, MO	2.0	1.0	728	$1,200	$1.65	14d	1	0.12mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	21d	1	0.16mi
607 Ridgeway Ave Columbia, MO	2.0	1.0	728	$1,300	$1.79	44d	1	0.27mi
812 Again St Columbia, MO	2.0	1.0	780	$1,300	$1.67	45d	1	0.34mi
301 W Forest Ave Columbia, MO	3.0	2.0	1162	$1,395	$1.20	14d	1	0.41mi
103 N Garth Ave Columbia, MO	3.0	2.0	1196	$2,950	$2.47	21d	1	0.43mi
113 Crestmere Ave Unit 101 Columbia, MO	2.0	1.0	1300	$3,000	$2.31	44d	1	0.55mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	44d	1	0.55mi
1003 Hardin St Columbia, MO	2.0	1.0	950	$1,100	$1.16	44d	1	0.57mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	21d	1	0.57mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	0.57mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.58mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.58mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	0.59mi
5 S Greenwood Ave Columbia, MO	2.0	1.0	1104	$1,600	$1.45	21d	1	0.59mi
1009 Hardin St Columbia, MO	2.0	2.0	1300	$1,500	$1.15	21d	1	0.60mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	0.60mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	14d	1	0.60mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.60mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	21d	1	0.60mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.60mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	14d	1	0.60mi
203 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.60mi
105 Clinton Dr Columbia, MO	2.0	1.0	830	$1,300	$1.57	21d	1	0.61mi
1002 W Broadway Columbia, MO	2.0	1.0	788	$1,425	$1.81	44d	1	0.65mi
1103 W Broadway Unit 1121B;1/2HW Columbia, MO	2.0	2.0	1200	$1,395	$1.16	44d	1	0.68mi
1502 Parkade Blvd Unit 2 Columbia, MO	2.0	1.0	700	$950	$1.36	44d	1	0.73mi
1311 W Worley St Columbia, MO	3.0	1.0	944	$1,500	$1.59	21d	1	0.81mi
403 N 9th St Columbia, MO	3.0	2.0	1397	$1,800	$1.29	14d	1	0.89mi
109 E Stewart Rd Columbia, MO	2.0–3.0	1.0	750	$950	$1.27	44d	3	0.91mi
109 E Stewart Rd Unit C Columbia, MO	2.0	1.0	750	$1,200	$1.60	21d	1	0.91mi
109 E Stewart Rd Apt A Columbia, MO	2.0	1.0	1000	$1,500	$1.50	21d	1	0.91mi
100 E Stewart Rd Unit 3 Columbia, MO	1.0	1.0	750	$835	$1.11	14d	1	0.91mi
1600 Parkside Dr Columbia, MO	2.0	1.0	885	$950	$1.07	44d	1	0.96mi
1009 Otto Ct Columbia, MO	2.0	1.0	1210	$1,230	$1.02	21d	1	1.01mi
1200 E Walnut St Columbia, MO	2.0	2.0	1470	$2,575	$1.75	14d	2	1.14mi
1110 E Broadway Unit B Columbia, MO	1.0	1.0	1015	$1,350	$1.33	44d	1	1.14mi
308 S 9th St Columbia, MO	1.0–2.0	1.0–2.0	824	$2,148	$2.61	44d	1	1.15mi
2011 Bridgewater Dr Columbia, MO	3.0	2.0	1436	$1,825	$1.27	21d	1	1.20mi
1001 University Ave Columbia, MO	1.0–2.0	1.0–2.0	932	$2,375	$2.55	21d	14	1.24mi

Listing history 2 events

1. 2026-05-03
   status Pending 696-char remark
2. 2026-04-27
   listed $92,500 Active 696-char remark

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$25/yr (+$2/mo · 2.9%)

ⓘ 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: $20,379
• − Mortgage interest: −$5,181
• − Property taxes: −$872
• − Insurance: −$462
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$2,691
• Taxable income: $7,912
• Est. tax owed @ 24.0%: −$1,899
• After-tax cash flow: $7,045/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

4 events — show timeline

• 2026-05-28 Sold (Public Records) — Public Records
• 2026-05-28 Sold (MLS) — CBORMLS
• 2026-05-03 Pending — CBORMLS
• 2026-04-27 Listed $92,500 CBORMLS

Property tax history

+2.8%/yr

Latest (2025): $872 · +0.1% YoY. Source: county tax records.