106 W Forest Ave · Columbia, MO 65203

$157,500

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 7 Days on market

Built 1950 0.28 ac lot Est $175k · 10% under

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Why this score? — see what drove the C+ 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 +24.8/30.0
• ARV discount +12.1/15.0
• DSCR +8.0/10.0
• 1% rule +5.5/10.0
• 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 MLS

$10,000 credit for new roof, furnace, closing costs, home warranty, prepaids, and or points. Open concept minimalism remodel with all new plumbing and electric, tankless hotwater heater, soft close cabinets, custom poured concrete kitchen counter, island in kitchen made from reclaimed wood, all trim is mission style butted joints, 9 inch kitchen sink depth under mounted, 100% LED lights, new ceiling fans, and solid wood trim. Excellent craftsmanship. 3rd bedroom is non conforming because it leads to the garage.

Key facts

• Remodeled interior
• Gas furnace
• Attached garage

Tags

• NEW ROOF
• REMODELED INTERIOR
• PRIMARY SUITE
• ATTACHED GARAGE
• GAS FURNACE

Property features AI

Finance

• Other: Zoned R-2 (Two-family dwelling), Multi-Family Res zoning

Exterior

• Parking: Attached garage (1 car); Open parking available
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Residential single-family residence; Faces north
• Construction: Metal roof
• Exterior features: Partially wooded yard; Back yard fencing (partial, wood); Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Built-in gas range
• Bedrooms: 2 total rooms
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Forced air heating; Window AC unit(s)
• Interior features: Walk-in closet(s); Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Cap rate 8.8% 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: Thomas Benton Elem. (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 216 students, 99% FRL); Jefferson Middle School (math 45% / reading 54%, grade C, #74 of 391 statewide, top 20%, 625 students, 32% 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 55% FRL vs 35% district-wide (19 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $44k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,500

Questions for the listing agent

1. Built in 1950 — 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: 1.05% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $175,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Noble Ct	0.33mi	2/1.0	1,008 (0%)	1mo	$130,000	$129	84
102 E Sexton Rd	0.29mi	2/1.0	1,022 (+1%)	2mo	$184,000	$180	83
506 W Worley St	0.46mi	3/1.0 (+1)	1,005 (-0%)	1mo	$175,000	$174	73
422 Alexander Ave	0.41mi	2/1.0	1,086 (+8%)	1mo	$92,500	$85	67
603 N 6th St	0.57mi	2/1.0	1,062 (+5%)	2mo	$174,900	$165	63
210 W Texas Ave	0.48mi	3/1.5 (+1)	1,060 (+5%)	3mo	$225,000	$212	60
15 Mcbaine Ave	0.73mi	2/1.0	968 (-4%)	1mo	$240,000	$248	58
303 N Fifth St	0.69mi	3/1.5 (+1)	984 (-2%)	1mo	$198,500	$202	56
713 Ridgeway Ave	0.45mi	3/1.0 (+1)	1,106 (+10%)	3mo	$182,000	$165	56
307 Ridgeway Ave	0.62mi	3/1.0 (+1)	1,074 (+6%)	6mo	$178,900	$167	50
1909 Bear Creek Dr	0.68mi	3/1.0 (+1)	1,131 (+12%)	2mo	$159,000	$141	41
807 Hope Pl	0.73mi	2/1.0	868 (-14%)	2mo	$189,000	$218	41

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $968
• Equity at exit: $23,484

10-year hold

• IRR: 12.9%
• Equity multiple: 2.16×
• Total profit: $51,149
• Equity at exit: $13,618

Cash invested: $44,100 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$826
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $334

Break-even live

Break-even rent $1,229

Max offer price $157,500

Occupancy floor 75%

Sensitivity live

Price	-10% $423	-5% $378	+0% $334	+5% $289	+10% $244
Rent	-10% $203	-5% $268	+0% $334	+5% $399	+10% $464
Rate	-1.0pp $413	-0.5pp $374	base $334	+0.5pp $293	+1.0pp $251

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 W Forest Ave Columbia, MO	3.0	2.0	1162	$1,395	$1.20	15d	1	0.19mi
1502 Parkade Blvd Unit 2 Columbia, MO	2.0	1.0	700	$950	$1.36	46d	1	0.45mi
607 Ridgeway Ave Columbia, MO	2.0	1.0	728	$1,300	$1.79	46d	1	0.50mi
309 Alexander Ave Columbia, MO	2.0	1.0	728	$1,200	$1.65	15d	1	0.53mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	23d	1	0.55mi
1003 Hardin St Columbia, MO	2.0	1.0	950	$1,100	$1.16	46d	1	0.67mi
1009 Hardin St Columbia, MO	2.0	2.0	1300	$1,500	$1.15	23d	1	0.68mi
103 N Garth Ave Columbia, MO	3.0	2.0	1196	$2,950	$2.47	23d	1	0.69mi
812 Again St Columbia, MO	2.0	1.0	780	$1,300	$1.67	46d	1	0.70mi
403 N 9th St Columbia, MO	3.0	2.0	1397	$1,800	$1.29	15d	1	0.79mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	46d	1	0.86mi
113 Crestmere Ave Unit 101 Columbia, MO	2.0	1.0	1300	$3,000	$2.31	46d	1	0.86mi
1009 Otto Ct Columbia, MO	2.0	1.0	1210	$1,230	$1.02	23d	1	0.88mi
1600 Parkside Dr Columbia, MO	2.0	1.0	885	$950	$1.07	46d	1	0.89mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	23d	1	0.94mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	46d	1	0.95mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	46d	1	0.96mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	46d	1	0.96mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	46d	1	0.96mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	46d	1	0.97mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	46d	1	0.97mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	15d	1	0.97mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	23d	1	0.98mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	15d	1	0.98mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	46d	1	0.98mi
203 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	46d	1	0.98mi
2011 Bridgewater Dr Columbia, MO	3.0	2.0	1436	$1,825	$1.27	23d	1	1.02mi
105 Clinton Dr Columbia, MO	2.0	1.0	830	$1,300	$1.57	23d	1	1.02mi
5 S Greenwood Ave Columbia, MO	2.0	1.0	1104	$1,600	$1.45	23d	1	1.03mi
1002 W Broadway Columbia, MO	2.0	1.0	788	$1,425	$1.81	46d	1	1.08mi
1200 E Walnut St Columbia, MO	2.0	2.0	1470	$2,575	$1.75	15d	2	1.08mi
1311 W Worley St Columbia, MO	3.0	1.0	944	$1,500	$1.59	23d	1	1.08mi
613 Bear Valley Ct Columbia, MO	3.0	1.0	1206	$1,600	$1.33	23d	1	1.09mi
1103 W Broadway Unit 1121B;1/2HW Columbia, MO	2.0	2.0	1200	$1,395	$1.16	46d	1	1.10mi
1110 E Broadway Unit B Columbia, MO	1.0	1.0	1015	$1,350	$1.33	46d	1	1.12mi
109 E Stewart Rd Unit C Columbia, MO	2.0	1.0	750	$1,200	$1.60	23d	1	1.15mi
109 E Stewart Rd Apt A Columbia, MO	2.0	1.0	1000	$1,500	$1.50	23d	1	1.15mi
109 E Stewart Rd Columbia, MO	2.0–3.0	1.0	750	$950	$1.27	46d	3	1.15mi
100 E Stewart Rd Unit 3 Columbia, MO	1.0	1.0	750	$835	$1.11	15d	1	1.17mi
308 S 9th St Columbia, MO	1.0–2.0	1.0–2.0	824	$2,148	$2.61	46d	1	1.23mi

Listing history 9 events

1. 2026-06-05
   status $157,500 Pending 7 DOM
2. 2026-06-03
   pricedays on market $157,500 Active 7 DOM
3. 2026-06-02
   days on market $169,900 Active 6 DOM
4. 2026-05-31
   days on market $169,900 Active 4 DOM
5. 2026-05-30
   days on market $169,900 Active 3 DOM
6. 2026-05-27
   listed $169,900 Active
7. 2019-09-09
   soldstatus
8. 2019-09-06
   soldstatus 516-char remark

   Show marketing remark (516 chars)

   $10,000 credit for new roof, furnace, closing costs, home warranty, prepaids, and or points. Open concept minimalism remodel with all new plumbing and electric, tankless hotwater heater, soft close cabinets, custom poured concrete kitchen counter, island in kitchen made from reclaimed wood, all trim is mission style butted joints, 9 inch kitchen sink depth under mounted, 100% LED lights, new ceiling fans, and solid wood trim. Excellent craftsmanship. 3rd bedroom is non conforming because it leads to the garage.

9. 2019-07-15
   listed $95,000 516-char remark

   Show marketing remark (516 chars)

   $10,000 credit for new roof, furnace, closing costs, home warranty, prepaids, and or points. Open concept minimalism remodel with all new plumbing and electric, tankless hotwater heater, soft close cabinets, custom poured concrete kitchen counter, island in kitchen made from reclaimed wood, all trim is mission style butted joints, 9 inch kitchen sink depth under mounted, 100% LED lights, new ceiling fans, and solid wood trim. Excellent craftsmanship. 3rd bedroom is non conforming because it leads to the garage.

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $1,528 · $127/mo
• Expected delta: +$576/yr (+$48/mo · 60.5%)

ⓘ 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: $19,815
• − Mortgage interest: −$8,822
• − Property taxes: −$952
• − Insurance: −$788
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$4,582
• Taxable income: $1,501
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $3,643/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

+78.8% since first listed

4 events — show timeline

• 2026-05-27 Listed $169,900 CBORMLS
• 2019-09-09 Sold (Public Records) — Public Records
• 2019-09-06 Sold (MLS) — CBORMLS
• 2019-07-15 Listed $95,000 CBORMLS

Property tax history

+3.8%/yr

Latest (2025): $952 · +11.2% YoY. Source: county tax records.