1808 Monroe St Unit . · Columbia, MO 65201

$200,000

2 bd · 1.0 ba · 1,113 sqft · SingleFamily public records · 205 Days on market

Built 1950 $180/sqft · 34% above area Est $210k · at est.

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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 +11.9/30.0
• ARV discount +9.7/15.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• DSCR +3.5/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freestanding office building near Old 63 with private parking and flexible layout. Features two individual offices, shared waiting room, workroom, and bathroom on the main level. Office #1. Ramp, both off-street and on-street parking. Basement is finished but being used as storage at the moment. Ideal for owner-occupant or investor looking to add value. Close to Stephens Lake Park, downtown, and I-70 access. Partially rented. Showing must coordinate with tenants through Showingtime, no walk-ins. Zoned PUD.

Key facts

• Flexible layout
• Finished basement
• Private parking

Tags

• PRIVATE PARKING
• FLEXIBLE LAYOUT
• FINISHED BASEMENT
• CLOSE TO STEPHENS LAKE PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-52 ($-619/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (25.9% below list).
• Recommended offer: $148k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Market conditions: Rents rising fast (+10.3%/yr); 355 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 37% 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 $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

• It's been on market 205 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $148,252 (25.9% 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. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (median comp): $210,462
• List price: $200,000
• Delta: -4.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1805 Monroe St	0.04mi	3/2.0 (+1)	1,212 (+9%)	6mo	$144,900	$120	69
1618 Hinkson Ave	0.44mi	2/1.0	1,056 (-5%)	10mo	$225,000	$213	62
2012 Garnet Dr	0.71mi	3/1.0 (+1)	1,130 (+2%)	6mo	$199,900	$177	55
1515 Paris Rd	0.36mi	2/1.0	1,046 (-6%)	24mo	$180,000	$172	53
1509 June Ln	0.49mi	3/1.0 (+1)	1,056 (-5%)	15mo	$139,900	$132	51
1410 Wilkes Blvd	0.47mi	3/2.0 (+1)	1,104 (-1%)	24mo	$155,000	$140	48
2505 Brookside Ct	0.71mi	3/1.0 (+1)	1,039 (-7%)	22mo	$210,000	$202	33

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: -13.3%
• Equity multiple: 0.50×
• Total profit: $-27,935
• Equity at exit: $29,821

10-year hold

• IRR: 1.4%
• Equity multiple: 1.12×
• Total profit: $6,797
• Equity at exit: $17,292

Cash invested: $56,000 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-52

Break-even live

Break-even rent $1,548

Max offer price $190,888

Occupancy floor 98%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 McAlester St Columbia, MO	3.0	2.0	1390	$1,695	$1.22	43d	1	0.18mi
801 N Ann St Unit 9 Columbia, MO	2.0	1.0	786	$1,150	$1.46	43d	1	0.25mi
801 N Ann St Unit 10 Columbia, MO	2.0	1.0	786	$2,000	$2.54	43d	1	0.25mi
1504 June Ln Unit B Columbia, MO	2.0	1.0	980	$1,100	$1.12	43d	1	0.50mi
2206 Whitegate Dr Columbia, MO	1.0–2.0	1.0	818	$1,031	$1.26	13d	20	0.57mi
1511 Sylvan Ln Columbia, MO	2.0	1.0	950	$1,100	$1.16	43d	1	0.65mi
1009 Otto Ct Columbia, MO	2.0	1.0	1210	$1,230	$1.02	20d	1	0.88mi
1200 E Walnut St Columbia, MO	2.0	2.0	1470	$2,575	$1.75	13d	2	0.97mi
110 Dorsey St Unit 201 Columbia, MO	2.0	1.0	700	$1,000	$1.43	43d	1	0.99mi
403 N 9th St Columbia, MO	3.0	2.0	1397	$1,800	$1.29	13d	1	1.00mi
1503 Anthony St Unit 1 Columbia, MO	2.0	1.0	850	$1,300	$1.53	13d	1	1.03mi
1615 Kittyhawk Dr Unit 1615-3 Columbia, MO	2.0	2.0	1040	$1,195	$1.15	43d	1	1.05mi
1110 E Broadway Unit B Columbia, MO	1.0	1.0	1015	$1,350	$1.33	43d	1	1.05mi
1618 University Ave Columbia, MO	3.0	1.0	988	$2,025	$2.05	20d	1	1.12mi
1626 University Ave Columbia, MO	2.0	1.0	725	$1,250	$1.72	13d	3	1.12mi
2401 Calico Ln Unit 2401 Columbia, MO	3.0	1.0	1050	$1,300	$1.24	43d	1	1.20mi
2403 Calico Ln Columbia, MO	3.0	1.0	1050	$1,300	$1.24	20d	1	1.21mi
308 S 9th St Columbia, MO	1.0–2.0	1.0–2.0	824	$2,148	$2.61	43d	1	1.32mi
1001 University Ave Columbia, MO	1.0–2.0	1.0–2.0	932	$2,375	$2.55	20d	14	1.33mi
2800 Mexico Gravel Rd Unit A Columbia, MO	3.0	1.5	1313	$1,375	$1.05	20d	1	1.36mi
2800 Mexico Gravel Rd Unit B Columbia, MO	3.0	2.0	843	$1,475	$1.75	20d	1	1.36mi
8 N Keene St Unit C23 Columbia, MO	2.0	1.0	900	$1,250	$1.39	13d	1	1.44mi
2910 Mexico Gravel Rd Unit B Columbia, MO	1.0	1.0	785	$950	$1.21	43d	1	1.44mi

Listing history 7 events

1. 2026-05-31
   days on market $200,000 Active 205 DOM
2. 2026-05-30
   days on market $200,000 Active 204 DOM
3. 2025-11-07
   price $200,000 511-char remark

   Show marketing remark (511 chars)

   Freestanding office building near Old 63 with private parking and flexible layout. Features two individual offices, shared waiting room, workroom, and bathroom on the main level. Office #1. Ramp, both off-street and on-street parking. Basement is finished but being used as storage at the moment. Ideal for owner-occupant or investor looking to add value. Close to Stephens Lake Park, downtown, and I-70 access. Partially rented. Showing must coordinate with tenants through Showingtime, no walk-ins. Zoned PUD.

4. 2025-11-07
   listed $20,000 Active 511-char remark

   Show marketing remark (511 chars)

   Freestanding office building near Old 63 with private parking and flexible layout. Features two individual offices, shared waiting room, workroom, and bathroom on the main level. Office #1. Ramp, both off-street and on-street parking. Basement is finished but being used as storage at the moment. Ideal for owner-occupant or investor looking to add value. Close to Stephens Lake Park, downtown, and I-70 access. Partially rented. Showing must coordinate with tenants through Showingtime, no walk-ins. Zoned PUD.

5. 2012-02-21
   soldstatus
6. 2001-12-14
   soldstatus 138-char remark

   Show marketing remark (138 chars)

   CUTE STARTER HOME COULD BE CONVERTED TO DUPLEX HARDWOOD UNDER CARPET IN BRS CONV MN-(915) K, LR, 2BR, B DN-(395) FR, UTR, OTH BSMT YR-1950

7. 2001-10-24
   listed $59,900 138-char remark

   Show marketing remark (138 chars)

   CUTE STARTER HOME COULD BE CONVERTED TO DUPLEX HARDWOOD UNDER CARPET IN BRS CONV MN-(915) K, LR, 2BR, B DN-(395) FR, UTR, OTH BSMT YR-1950

ⓘ 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: $1,087 · $91/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$853/yr (+$71/mo · 78.4%)

ⓘ 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 ≥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: $17,790
• − Mortgage interest: −$11,203
• − Property taxes: −$1,087
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$5,818
• Taxable loss: −$4,165
• Est. tax savings @ 24.0%: +$1,000
• After-tax cash flow: $381/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

+233.9% since first listed

5 events — show timeline

• 2025-11-07 Price Changed $200,000 CBORMLS
• 2025-11-07 Listed $20,000 CBORMLS
• 2012-02-21 Sold (Public Records) — Public Records
• 2001-12-14 Sold (MLS) — CBORMLS
• 2001-10-24 Listed $59,900 CBORMLS

Property tax history

+3.8%/yr

Latest (2025): $1,087 · +11.2% YoY. Source: county tax records.