7505 S Hillside Dr · Columbia, MO 65203

$239,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 3 Days on market

Built 1972 7,508 sqft lot $238/sqft · 25% above area Est $339k · 29% 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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.1/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely remodeled USDA eligible home in south Columbia! This is a well cared for 3 bedroom, 2 full bath walkout ranch home featuring a dining room off the kitchen, large family room, utility room and storage/ shop space in the lower level. The exterior features all vinyl siding, soffit, seamless gutters and architectural shingle roof. Schools for the 2020-21 school year to be Beulah Ralph Elementary, John Warner Middle School and Rock Bridge High School.

Key facts

• Two living spaces
• 7,508 sq ft lot
• Built 1972

Tags

• TWO LIVING SPACES
• FULLY FENCED BACKYARD
• PEACEFUL COUNTRY LIVING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Single family residence; Located in the UNIVERSITY EST subdivision; Zoned single family residential
• Construction: Below-grade finished area included
• Exterior features: Covered patio/porch; Deck; Front porch; Fenced yard (back yard, full) with chain link fencing; Sloped, rolling slope lot; Gravel road access

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Built-in range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Eat-in kitchen; Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-8 ($-92/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (23.7% below list).
• Recommended offer: $183k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.

Recommended offer $183,061 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (median comp): $338,719
• List price: $239,900
• Delta: -29.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3703 W Timber View Dr	0.07mi	3/1.0	1,000 (-1%)	11mo	$229,000	$229	86

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: -13.6%
• Equity multiple: 0.50×
• Total profit: $-33,595
• Equity at exit: $35,770

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-4,627
• Equity at exit: $20,742

Cash invested: $67,172 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,831 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-8

Break-even live

Break-even rent $1,840

Max offer price $238,540

Occupancy floor 95%

Sensitivity live

Price	-10% $128	-5% $60	+0% $-8	+5% $-76	+10% $-144
Rent	-10% $-152	-5% $-80	+0% $-8	+5% $65	+10% $137
Rate	-1.0pp $113	-0.5pp $53	base $-8	+0.5pp $-70	+1.0pp $-133

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1920 Harmony St Columbia, MO	3.0	2.0	1342	$1,850	$1.38	22d	1	1.38mi
1900 Field St Columbia, MO	3.0	2.0	1342	$1,850	$1.38	45d	1	1.40mi
1881 Field St Columbia, MO	3.0	2.0	1381	$1,850	$1.34	45d	1	1.42mi
1871 Harmony St Columbia, MO	3.0	2.0	1342	$1,850	$1.38	45d	1	1.43mi

Listing history 10 events

1. 2026-05-07
   status Pending 414-char remark
2. 2026-05-05
   listed $239,900 Active 414-char remark
3. 2020-07-06
   soldstatus
4. 2020-07-02
   soldstatus 458-char remark

   Show marketing remark (458 chars)

   Nicely remodeled USDA eligible home in south Columbia! This is a well cared for 3 bedroom, 2 full bath walkout ranch home featuring a dining room off the kitchen, large family room, utility room and storage/ shop space in the lower level. The exterior features all vinyl siding, soffit, seamless gutters and architectural shingle roof. Schools for the 2020-21 school year to be Beulah Ralph Elementary, John Warner Middle School and Rock Bridge High School.

5. 2020-05-26
   listed $150,000 458-char remark

   Show marketing remark (458 chars)

   Nicely remodeled USDA eligible home in south Columbia! This is a well cared for 3 bedroom, 2 full bath walkout ranch home featuring a dining room off the kitchen, large family room, utility room and storage/ shop space in the lower level. The exterior features all vinyl siding, soffit, seamless gutters and architectural shingle roof. Schools for the 2020-21 school year to be Beulah Ralph Elementary, John Warner Middle School and Rock Bridge High School.

6. 2016-11-01
   soldstatus
7. 2016-10-28
   soldstatus

   Show marketing remark (315 chars)

   Home features fresh interior paint, new carpet in the basement, & a fully fenced backyard. Home is serviced by Columbia's newest elementary school opening Aug 2016 Beulah Ralph Elem. This home is located on a quiet cul-de-sac. Potential for a large 4th bedroom in the basement. Video section has YouTube video.

8. 2016-08-12
   listed $117,900

   Show marketing remark (315 chars)

   Home features fresh interior paint, new carpet in the basement, & a fully fenced backyard. Home is serviced by Columbia's newest elementary school opening Aug 2016 Beulah Ralph Elem. This home is located on a quiet cul-de-sac. Potential for a large 4th bedroom in the basement. Video section has YouTube video.

9. 2010-12-27
   soldstatus
10. 2010-08-03
    soldstatus

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $2,327 · $194/mo
• Expected delta: +$1,177/yr (+$98/mo · 102.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $21,967
• − Mortgage interest: −$13,438
• − Property taxes: −$1,150
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$6,979
• Taxable loss: −$4,314
• Est. tax savings @ 24.0%: +$1,035
• After-tax cash flow: $943/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

+103.5% since first listed

11 events — show timeline

• 2026-06-05 Sold (MLS) — CBORMLS
• 2026-05-07 Pending — CBORMLS
• 2026-05-05 Listed $239,900 CBORMLS
• 2020-07-06 Sold (Public Records) — Public Records
• 2020-07-02 Sold (MLS) — CBORMLS
• 2020-05-26 Listed $150,000 CBORMLS
• 2016-11-01 Sold (Public Records) — Public Records
• 2016-10-28 Sold (MLS) — CBORMLS
• 2016-08-12 Listed $117,900 CBORMLS
• 2010-12-27 Sold (Public Records) — Public Records
• 2010-08-03 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,150 · +6.9% YoY. Source: county tax records.