208 Briarcrest Ct · Columbia, MO 65203

$265,000

3 bd · 2.0 ba · 1,814 sqft · Other public records · 3 Days on market

Built 1985

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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 +12.4/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• DSCR +3.7/10.0
• 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

They say location is everything in real estate. This gem is settled on a quiet cul-de-sac full of mature trees and offers one of the most convenient locations in Columbia. Minutes away from grocery, retail, campus and The District. Perfect for a family looking to grow roots in Columbia with the schools being Grant, Gentry and Rockbridge. Location and price also makes this unique condo ideal for students or professionals. Currently tenant occupied thru July 27, 2022.

Key facts

• Garage
• Built 1985
• Listed 3 days

Property features AI

Exterior

• Parking: Attached paved garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Cable available
• Home design: Condominium (residential); Single-family residential zoning (R-1)
• Construction: Slab foundation
• Exterior features: Deck; Front porch; Cleared, level lot; Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Electric range; Dishwasher; Garbage disposal
• Bedrooms: 2 total rooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Walk-in closet(s); Skylight(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $265k.

Deal economics

• At list price, monthly cash flow is $-46 ($-551/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (22.8% below list).
• Recommended offer: $205k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Ulysses S. Grant Elem. (math 32% / reading 47%, grade F, #537 of 1,115 statewide, top 53%, 327 students, 37% FRL); Ann Hawkins Gentry Middle (math 40% / reading 47%, grade D, #127 of 391 statewide, top 34%, 719 students, 31% FRL); Rock Bridge Sr. High (math 39% / reading 68%, grade C-, #83 of 521 statewide, top 16%, 2,032 students, 18% FRL).
• Market conditions: Rents rising fast (+6.1%/yr); 459 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).
• This rent runs 31% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $8k 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 23y 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 $204,697 (22.8% 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. 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. 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?
6. 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.
7. 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.
8. 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: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 10.8

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: -14.5%
• Equity multiple: 0.47×
• Total profit: $-39,376
• Equity at exit: $39,512

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-9,658
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-46

Break-even live

Break-even rent $2,105

Max offer price $256,894

Occupancy floor 97%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2804 Melody Ln Columbia, MO	3.0	2.5	1961	$2,750	$1.40	21d	1	0.14mi
315 Foxfire Dr Columbia, MO	3.0	2.5	1522	$1,800	$1.18	43d	1	0.41mi
407 Foxfire Dr Columbia, MO	4.0	3.5	1986	$1,900	$0.96	21d	1	0.46mi
437 Foxfire Dr Columbia, MO	3.0	2.5	1424	$1,550	$1.09	13d	1	0.50mi
2260 Bennett Springs Dr Columbia, MO	1.0–2.0	1.0–2.0	994	$1,866	$1.88	13d	33	0.54mi
800 Sycamore Ln Unit NA Columbia, MO	3.0	2.0	1416	$2,150	$1.52	13d	1	0.54mi
475 Foxfire Dr Columbia, MO	4.0	3.0	1556	$1,600	$1.03	21d	1	0.56mi
109 Sieville Ave Columbia, MO	3.0	2.0	1230	$1,575	$1.28	21d	1	0.62mi
3104 Oak Lawn Dr Columbia, MO	4.0	3.5	2476	$3,500	$1.41	43d	1	0.63mi
707 Boulder Dr Columbia, MO	3.0	2.5	1647	$2,200	$1.34	43d	1	0.72mi
803 Ames Dr Columbia, MO	3.0	2.0	1315	$1,900	$1.44	21d	1	0.73mi
3312 Belle Meade Dr Columbia, MO	3.0	2.5	1508	$1,675	$1.11	43d	1	0.74mi
1109 Club Village Dr Unit 1109-204 Columbia, MO	3.0	2.0	1700	$1,600	$0.94	43d	1	1.12mi
1000 Cooper Dr N Columbia, MO	2.0–3.0	1.0–2.5	1200	$1,290	$1.07	13d	7	1.14mi
1401 Rolling Rock Dr Columbia, MO	4.0	2.5–3.0	1739	$1,848	$1.06	13d	3	1.17mi
1312 White Oak Ln Columbia, MO	3.0	3.0	1512	$1,725	$1.14	13d	3	1.22mi
1008 Royal Birkdale Dr Columbia, MO	4.0	2.5	2265	$2,450	$1.08	43d	1	1.42mi
1008 Lakeshore Dr Columbia, MO	3.0	1.0	1783	$1,850	$1.04	21d	1	1.44mi
1409 Mills Dr Columbia, MO	3.0	1.5	1416	$1,800	$1.27	13d	1	1.45mi
534 Southampton Dr Columbia, MO	3.0	1.5	1250	$1,900	$1.52	43d	1	1.48mi

Listing history 8 events

1. 2026-05-02
   status Pending
2. 2026-04-29
   listed $265,000 Active
3. 2022-07-29
   soldstatus Closed 470-char remark

   Show marketing remark (470 chars)

   They say location is everything in real estate. This gem is settled on a quiet cul-de-sac full of mature trees and offers one of the most convenient locations in Columbia. Minutes away from grocery, retail, campus and The District. Perfect for a family looking to grow roots in Columbia with the schools being Grant, Gentry and Rockbridge. Location and price also makes this unique condo ideal for students or professionals. Currently tenant occupied thru July 27, 2022.

4. 2022-07-29
   soldstatus

   Show marketing remark (470 chars)

   They say location is everything in real estate. This gem is settled on a quiet cul-de-sac full of mature trees and offers one of the most convenient locations in Columbia. Minutes away from grocery, retail, campus and The District. Perfect for a family looking to grow roots in Columbia with the schools being Grant, Gentry and Rockbridge. Location and price also makes this unique condo ideal for students or professionals. Currently tenant occupied thru July 27, 2022.

5. 2022-04-27
   historical 470-char remark

   Show marketing remark (470 chars)

   They say location is everything in real estate. This gem is settled on a quiet cul-de-sac full of mature trees and offers one of the most convenient locations in Columbia. Minutes away from grocery, retail, campus and The District. Perfect for a family looking to grow roots in Columbia with the schools being Grant, Gentry and Rockbridge. Location and price also makes this unique condo ideal for students or professionals. Currently tenant occupied thru July 27, 2022.

6. 2022-04-10
   listed $225,000 470-char remark

   Show marketing remark (470 chars)

   They say location is everything in real estate. This gem is settled on a quiet cul-de-sac full of mature trees and offers one of the most convenient locations in Columbia. Minutes away from grocery, retail, campus and The District. Perfect for a family looking to grow roots in Columbia with the schools being Grant, Gentry and Rockbridge. Location and price also makes this unique condo ideal for students or professionals. Currently tenant occupied thru July 27, 2022.

7. 2004-01-13
   soldstatus 234-char remark

   Show marketing remark (234 chars)

   MN K, LR, DR, BR, B, UTR UP 2BR, B YR 85 Freshly painted, new carpet, new roof, Andersen windows, fenced backyard, in-ground sprinkler system-owner has lived in this side for 17 years--no condo fees associated with this PUD residence.

8. 2003-07-30
   listed $109,900 234-char remark

   Show marketing remark (234 chars)

   MN K, LR, DR, BR, B, UTR UP 2BR, B YR 85 Freshly painted, new carpet, new roof, Andersen windows, fenced backyard, in-ground sprinkler system-owner has lived in this side for 17 years--no condo fees associated with this PUD residence.

ⓘ 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: $1,955 · $163/mo
• Projected year-2 tax: $2,570 · $214/mo
• Expected delta: +$616/yr (+$51/mo · 31.5%)

ⓘ 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 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,564
• − Mortgage interest: −$14,844
• − Property taxes: −$1,955
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$7,709
• Taxable loss: −$5,199
• Est. tax savings @ 24.0%: +$1,248
• After-tax cash flow: $697/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

+141.1% since first listed

8 events — show timeline

• 2026-05-02 Pending — CBORMLS
• 2026-04-29 Listed $265,000 CBORMLS
• 2022-07-29 Sold (Public Records) — Public Records
• 2022-07-29 Sold (MLS) — CBORMLS
• 2022-04-27 Delisted — CBORMLS
• 2022-04-10 Listed $225,000 CBORMLS
• 2004-01-13 Sold (MLS) — CBORMLS
• 2003-07-30 Listed $109,900 CBORMLS

Property tax history

+3.1%/yr

Latest (2025): $1,955 · +11.1% YoY. Source: county tax records.