2413 S Kendallwood Rd · Columbia, MO 65203

$187,500

2 bd · 1.5 ba · 1,188 sqft · Other public records · 4 Days on market

Built 1980 6,160 sqft lot

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 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

ABSOLUTE DOLLHOUSE. WHY RENT THIS TOWNHOME TLYE CONDO IS A STEAL-PERFECT TO MOVE INTO MN (529) K, LR, DR, 1/2B, UTR SLAB UP (427) 2BR, B, YR 80

Key facts

• 6,160 sq ft lot
• Garage
• Built 1980

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Home design: Single-family residence
• Construction: Slab foundation
• Exterior features: Lot in Meadowbrook West subdivision; Lot dimensions approximately 56' x 110' x 39' x 123' x 12' x 93'; Zoned R-S (Single Family Residential)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: 2 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $188k.

Deal economics

• At list price, monthly cash flow is $20 ($241/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 $151k (19.7% below list).
• Recommended offer: $151k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Beulah Ralph Elementary (math 50% / reading 60%, grade C, #185 of 1,115 statewide, top 17%, 678 students, 21% FRL); John Warner Middle School (math 47% / reading 59%, grade C+, #51 of 391 statewide, top 13%, 579 students, 17% FRL); Rock Bridge Sr. High (math 39% / reading 68%, grade C-, #83 of 521 statewide, top 16%, 2,032 students, 18% FRL) — zoned schools average 19% FRL vs 35% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 36% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Columbia 93 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.1%/yr); 459 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $6k 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.
• 2 sale attempts since 27y ago; this cycle's ask is 242% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $150,627 (19.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.80% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.09% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-24,329
• Equity at exit: $27,957

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $1,353
• Equity at exit: $16,212

Cash invested: $52,500 (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: $1,506 high
• Mortgage (P&I): −$983
• Tax from tax record: −$108 /mo · $1,301/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $20

Break-even live

Break-even rent $1,481

Max offer price $187,500

Occupancy floor 94%

Sensitivity live

Price	-10% $126	-5% $73	+0% $20	+5% $-33	+10% $-86
Rent	-10% $-99	-5% $-39	+0% $20	+5% $80	+10% $139
Rate	-1.0pp $115	-0.5pp $68	base $20	+0.5pp $-28	+1.0pp $-78

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4512 Salem Dr Columbia, MO	3.0	2.0	1405	$1,900	$1.35	22d	1	0.11mi
3283 S Brampton Ct Columbia, MO	3.0	2.0	1143	$1,475	$1.29	45d	1	0.43mi
3383 S Brampton Ln Columbia, MO	3.0	1.5	1076	$1,295	$1.20	45d	1	0.51mi
4323 W Bethany Dr Columbia, MO	3.0	1.0	1172	$1,250	$1.07	45d	1	0.69mi
4453 W Bellview Dr Apt A Columbia, MO	2.0	1.0	840	$1,025	$1.22	15d	1	0.75mi
4103 W Bethany Dr Columbia, MO	3.0	2.0	1300	$1,395	$1.07	45d	1	0.82mi
1304 Essex Ct Unit A Columbia, MO	3.0	1.5	1250	$1,100	$0.88	45d	1	0.90mi
4331 Ludwick Blvd Unit 4331 Columbia, MO	2.0	1.5	1100	$950	$0.86	45d	1	1.08mi

Listing history 14 events

1. 2026-06-22
   days on market $187,500 Active 4 DOM
2. 2026-06-19
   days on market $187,500 Active 2 DOM
3. 2026-06-17
   statusdays on market $187,500 Active 1 DOM
4. 2026-06-16
   days on market $187,500 Coming Soon 13 DOM
5. 2026-06-15
   days on market $187,500 Coming Soon 12 DOM
6. 2026-06-14
   days on market $187,500 Coming Soon 10 DOM
7. 2026-06-13
   days on market $187,500 Coming Soon 9 DOM
8. 2026-06-10
   days on market $187,500 Coming Soon 7 DOM
9. 2026-06-09
   days on market $187,500 Coming Soon 6 DOM
10. 2026-06-08
    days on market $187,500 Coming Soon 5 DOM
11. 2026-06-07
    days on market $187,500 Coming Soon 4 DOM
12. 2026-06-05
    remarks 543-char remark
13. 2026-06-03
    remarks 455-char remark
14. 2026-06-03
    listed $187,500 Coming Soon 1 DOM

ⓘ 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: $1,301 · $108/mo
• Projected year-2 tax: $1,819 · $152/mo
• Expected delta: +$517/yr (+$43/mo · 39.8%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,075
• − Mortgage interest: −$10,503
• − Property taxes: −$1,301
• − Insurance: −$938
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$5,455
• Taxable loss: −$3,013
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $965/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): 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

+317.6% since first listed

6 events — show timeline

• 2026-06-03 Coming Soon $187,500 CBORMLS
• 2008-08-25 Sold (Public Records) — Public Records
• 2001-01-12 Sold (MLS) — CBORMLS
• 2000-12-01 Listed $54,900 CBORMLS
• 1999-04-01 Sold (MLS) — CBORMLS
• 1999-01-18 Listed $44,900 CBORMLS

Property tax history

+3.4%/yr

Latest (2025): $1,301 · +7.0% YoY. Source: county tax records.