708 N Fourth St · Columbia, MO 65201

$179,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 141 Days on market

Built 1930 6,460 sqft lot $186/sqft · 26% above area Est $163k · 10% over

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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 +14.4/30.0
• Rent growth +5.0/5.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• ARV discount +3.1/15.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all entrepreneurs, investors, flippers or builders! Endless possibilities within this Residential - Multifamily Zoned property on a corner lot w/ access off of Pecan or Fourth. Lot could be divided two separate lots w/ survey -zoning would allow additional home to be built on the east section of the parcel along w/ keeping the existing home ( 3 BR 1 Bath approx. 1100 sq ft ). Potential for Accessory Dwelling Unit to be built on the east section -additional income while keeping the existing home for rental or owner occupied. Potential to build a four plex /triplex or 2 duplexes if current home was removed. Existing home needs work -prior rent $1200 monthly. Engineering diagrams for future usage for property in documents. Blocks for downtown and north arts dist. Selling AS IS

Key facts

• Corner lot
• 6,460 sq ft lot
• Built 1930

Tags

• RESIDENTIAL MULTIFAMILY ZONED
• CORNER LOT
• DIVIDED TWO SEPARATE LOTS
• ACCESSORY DWELLING UNIT
• POTENTIAL TO BUILD A FOUR PLEX
• POTENTIAL TO BUILD TRIPLEX

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $34 ($413/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 $138k (23.1% below list).
• Recommended offer: $138k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (+10.3%/yr); 355 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 34% 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 $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

• It's been on market 141 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,571 (23.1% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.77% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (median comp): $163,116
• List price: $179,000
• Delta: 9.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 E Sexton Rd	0.22mi	2/1.0	1,022 (+6%)	2mo	$184,000	$180	78
506 Noble Ct	0.30mi	2/1.0	1,008 (+5%)	1mo	$130,000	$129	77
603 N 6th St	0.15mi	2/1.0	1,062 (+11%)	2mo	$174,900	$165	74
303 N Fifth St	0.34mi	3/1.5 (+1)	984 (+2%)	1mo	$198,500	$202	72
107 E Worley St	0.22mi	2/1.0	840 (-12%)	1mo	$145,000	$173	68
15 Mcbaine Ave	0.73mi	2/1.0	968 (+1%)	1mo	$240,000	$248	64
803 N Seventh St	0.16mi	3/1.0 (+1)	864 (-10%)	8mo	$154,900	$179	64
506 Jackson St	0.69mi	2/1.5	960 (0%)	8mo	$175,000	$182	59
506 W Worley St	0.71mi	3/1.0 (+1)	1,005 (+5%)	0mo	$175,000	$174	54
208 N Garth Ave	0.49mi	2/1.0	836 (-13%)	4mo	$175,000	$209	52
422 Alexander Ave	0.60mi	2/1.0	1,086 (+13%)	1mo	$92,500	$85	50
310 Oak St	0.49mi	3/2.0 (+1)	1,080 (+12%)	9mo	$205,000	$190	40

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: -10.3%
• Equity multiple: 0.61×
• Total profit: $-19,634
• Equity at exit: $26,689

10-year hold

• IRR: 4.2%
• Equity multiple: 1.37×
• Total profit: $18,441
• Equity at exit: $15,477

Cash invested: $50,120 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$939
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $34

Break-even live

Break-even rent $1,332

Max offer price $179,000

Occupancy floor 92%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Alexander Ave Columbia, MO	2.0	1.0	728	$1,200	$1.65	13d	1	0.64mi
1007 E Broadway Columbia, MO	1.0	1.0	600	$1,639	$2.73	21d	1	0.67mi
1110 E Broadway Unit B Columbia, MO	1.0	1.0	1015	$1,350	$1.33	44d	1	0.75mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	44d	1	0.77mi
607 Ridgeway Ave Columbia, MO	2.0	1.0	728	$1,300	$1.79	44d	1	0.80mi
1502 Parkade Blvd Unit 2 Columbia, MO	2.0	1.0	700	$950	$1.36	44d	1	0.81mi
308 S 9th St Columbia, MO	1.0–2.0	1.0–2.0	824	$2,148	$2.61	44d	1	0.91mi
812 Again St Columbia, MO	2.0	1.0	780	$1,300	$1.67	44d	1	0.94mi
109 E Stewart Rd Unit C Columbia, MO	2.0	1.0	750	$1,200	$1.60	21d	1	0.94mi
109 E Stewart Rd Apt A Columbia, MO	2.0	1.0	1000	$1,500	$1.50	21d	1	0.94mi
109 E Stewart Rd Columbia, MO	2.0–3.0	1.0	750	$950	$1.27	44d	3	0.94mi
100 E Stewart Rd Unit 3 Columbia, MO	1.0	1.0	750	$835	$1.11	13d	1	0.98mi
801 N Ann St Unit 9 Columbia, MO	2.0	1.0	786	$1,150	$1.46	44d	1	0.99mi
801 N Ann St Unit 4 Columbia, MO	1.0	1.0	570	$1,900	$3.33	44d	1	0.99mi
801 N Ann St Unit 10 Columbia, MO	2.0	1.0	786	$2,000	$2.54	44d	1	0.99mi
1001 University Ave Columbia, MO	1.0–2.0	1.0–2.0	932	$2,375	$2.55	21d	14	0.99mi
1607 Windsor St Unit 5 Columbia, MO	1.0	1.0	550	$800	$1.45	21d	1	1.00mi
1609 Windsor St Apt 4 Columbia, MO	1.0	1.0	550	$800	$1.45	21d	1	1.02mi
1003 Hardin St Columbia, MO	2.0	1.0	950	$1,100	$1.16	44d	1	1.03mi
110 Dorsey St Unit 201 Columbia, MO	2.0	1.0	700	$1,000	$1.43	44d	1	1.04mi
5 S Greenwood Ave Columbia, MO	2.0	1.0	1104	$1,600	$1.45	21d	1	1.13mi
904 Moss St Apt 3 Columbia, MO	1.0	1.0	616	$775	$1.26	21d	1	1.14mi
1503 Anthony St Unit 1 Columbia, MO	2.0	1.0	850	$1,300	$1.53	13d	1	1.15mi
924 W Texas Ave Unit B Columbia, MO	2.0	1.0	662	$750	$1.13	13d	1	1.21mi
105 Clinton Dr Columbia, MO	2.0	1.0	830	$1,300	$1.57	21d	1	1.21mi
1002 W Broadway Columbia, MO	2.0	1.0	788	$1,425	$1.81	44d	1	1.22mi
1600 Parkside Dr Columbia, MO	2.0	1.0	885	$950	$1.07	44d	1	1.27mi
1618 University Ave Columbia, MO	3.0	1.0	988	$2,025	$2.05	21d	1	1.34mi
1626 University Ave Columbia, MO	2.0	1.0	725	$1,250	$1.72	13d	3	1.38mi
1311 W Worley St Columbia, MO	3.0	1.0	944	$1,500	$1.59	21d	1	1.39mi

Listing history 18 events

1. 2026-06-19
   days on market $179,000 Active 141 DOM
2. 2026-06-18
   days on market $179,000 Active 140 DOM
3. 2026-06-17
   days on market $179,000 Active 139 DOM
4. 2026-06-16
   days on market $179,000 Active 138 DOM
5. 2026-06-15
   days on market $179,000 Active 137 DOM
6. 2026-06-14
   days on market $179,000 Active 135 DOM
7. 2026-06-13
   days on market $179,000 Active 134 DOM
8. 2026-06-10
   days on market $179,000 Active 132 DOM
9. 2026-06-09
   days on market $179,000 Active 131 DOM
10. 2026-06-08
    days on market $179,000 Active 130 DOM
11. 2026-06-07
    days on market $179,000 Active 129 DOM
12. 2026-06-05
    days on market $179,000 Active 126 DOM
13. 2026-06-03
    days on market $179,000 Active 125 DOM
14. 2026-06-02
    days on market $179,000 Active 124 DOM
15. 2026-05-31
    days on market $179,000 Active 122 DOM
16. 2026-05-30
    days on market $179,000 Active 121 DOM
17. 2026-01-27
    listed $179,000 Active 792-char remark

    Show marketing remark (792 chars)

    Calling all entrepreneurs, investors, flippers or builders! Endless possibilities within this Residential - Multifamily Zoned property on a corner lot w/ access off of Pecan or Fourth. Lot could be divided two separate lots w/ survey -zoning would allow additional home to be built on the east section of the parcel along w/ keeping the existing home ( 3 BR 1 Bath approx. 1100 sq ft ). Potential for Accessory Dwelling Unit to be built on the east section -additional income while keeping the existing home for rental or owner occupied. Potential to build a four plex /triplex or 2 duplexes if current home was removed. Existing home needs work -prior rent $1200 monthly. Engineering diagrams for future usage for property in documents. Blocks for downtown and north arts dist. Selling AS IS

18. 2025-11-21
    listed $179,000 Active

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $1,736 · $145/mo
• Expected delta: +$1,267/yr (+$106/mo · 270.2%)

ⓘ 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: $16,509
• − Mortgage interest: −$10,027
• − Property taxes: −$469
• − Insurance: −$895
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$5,207
• Taxable loss: −$2,731
• Est. tax savings @ 24.0%: +$655
• After-tax cash flow: $1,069/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): 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

+0.0% since first listed

2 events — show timeline

• 2026-01-27 Listed $179,000 CBORMLS
• 2025-11-21 Listed $179,000 CBORMLS

Property tax history

+3.8%/yr

Latest (2025): $469 · +11.2% YoY. Source: county tax records.