609 Paris Ct Ct · Columbia, MO 65201

$195,000

3 bd · 1.0 ba · 967 sqft · SingleFamily public records · 17 Days on market

Built 1945 6,075 sqft lot Est $185k · 6% over

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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 +13.8/30.0
• ARV discount +5.0/15.0
• Rent growth +5.0/5.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come into your new bungalow. Close to downtown, Columbia College, Arcade District. 2 bedrooms on the main with the attic being the 3rd bedroom. Complete bathroom remodel, upper floor remodel, newer refrigerator and gas range, newer kitchen cabinets, newer vinyl windows, newer interior doors, basement was water proofed in 2020.

Key facts

• Newer features
• Stove
• Washer and dryer

Tags

• BUNGALOW
• NEWER FEATURES
• KITCHEN CABINETS
• STOVE
• REFRIGERATOR
• WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $18 ($220/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 $158k (18.9% below list).
• Recommended offer: $158k (18.9% 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: John Ridgeway Elem. (math 37% / reading 57%, grade D-, #347 of 1,115 statewide, top 35%, 227 students, 14% FRL); Jefferson Middle School (math 45% / reading 54%, grade C, #74 of 391 statewide, top 20%, 625 students, 32% FRL); Rock Bridge Sr. High (math 39% / reading 68%, grade C-, #83 of 521 statewide, top 16%, 2,032 students, 18% FRL).
• Zoned-school proficiency averages 50% at this address vs 36% district-wide (+14 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 (+10.3%/yr); 355 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 39% 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 17 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,124 (18.9% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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: 0.81% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $184,697
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 Paris Rd	0.09mi	2/1.0 (-1)	920 (-5%)	3mo	$158,000	$172	80
411 N William St	0.12mi	2/1.0 (-1)	831 (-14%)	2mo	$189,900	$229	64
1618 Hinkson Ave	0.20mi	2/1.0 (-1)	1,056 (+9%)	10mo	$225,000	$213	62
1106 N Eighth St	0.52mi	2/1.0 (-1)	920 (-5%)	14mo	$175,900	$191	51
801 Moss St	0.35mi	2/1.0 (-1)	864 (-11%)	13mo	$185,000	$214	50
803 Wilkes Blvd	0.54mi	3/1.0	1,072 (+11%)	12mo	$139,000	$130	46
803 N Seventh St	0.63mi	3/1.0	864 (-11%)	8mo	$154,900	$179	46
603 N 6th St	0.68mi	2/1.0 (-1)	1,062 (+10%)	2mo	$174,900	$165	45
1104 N Eighth St	0.51mi	2/1.0 (-1)	887 (-8%)	15mo	$179,000	$202	45
1201 Pannell St	0.48mi	2/1.0 (-1)	868 (-10%)	16mo	$165,000	$190	42
1414 Fir Pl	0.63mi	2/1.0 (-1)	896 (-7%)	16mo	$133,000	$148	40
101 Fyfer Pl	0.64mi	3/1.0	840 (-13%)	10mo	$175,000	$208	39

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: -10.7%
• Equity multiple: 0.59×
• Total profit: $-22,123
• Equity at exit: $29,075

10-year hold

• IRR: 4.2%
• Equity multiple: 1.37×
• Total profit: $20,077
• Equity at exit: $16,860

Cash invested: $54,600 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $18

Break-even live

Break-even rent $1,558

Max offer price $195,000

Occupancy floor 94%

Sensitivity live

Price	-10% $129	-5% $74	+0% $18	+5% $-37	+10% $-92
Rent	-10% $-107	-5% $-44	+0% $18	+5% $81	+10% $143
Rate	-1.0pp $117	-0.5pp $68	base $18	+0.5pp $-32	+1.0pp $-84

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 N Ann St Unit 9 Columbia, MO	2.0	1.0	786	$1,150	$1.46	45d	1	0.22mi
801 N Ann St Unit 10 Columbia, MO	2.0	1.0	786	$2,000	$2.54	45d	1	0.22mi
110 Dorsey St Unit 201 Columbia, MO	2.0	1.0	700	$1,000	$1.43	45d	1	0.61mi
1503 Anthony St Unit 1 Columbia, MO	2.0	1.0	850	$1,300	$1.53	15d	1	0.68mi
810 E Broadway Unit 4 Columbia, MO	4.0	2.0	1048	$1,400	$1.34	45d	1	0.71mi
1618 University Ave Columbia, MO	3.0	1.0	988	$2,025	$2.05	22d	1	0.83mi
1626 University Ave Columbia, MO	2.0	1.0	725	$1,250	$1.72	15d	3	0.85mi
308 S 9th St Columbia, MO	1.0–2.0	1.0–2.0	824	$2,148	$2.61	45d	1	0.87mi
1001 University Ave Columbia, MO	1.0–2.0	1.0–2.0	932	$2,375	$2.55	22d	14	0.89mi
1504 June Ln Unit B Columbia, MO	2.0	1.0	980	$1,100	$1.12	45d	1	0.97mi
2206 Whitegate Dr Columbia, MO	1.0–2.0	1.0	818	$1,031	$1.26	15d	20	1.03mi
1511 Sylvan Ln Columbia, MO	2.0	1.0	950	$1,100	$1.16	45d	1	1.12mi
109 E Stewart Rd Apt A Columbia, MO	2.0	1.0	1000	$1,500	$1.50	22d	1	1.24mi
109 E Stewart Rd Unit C Columbia, MO	2.0	1.0	750	$1,200	$1.60	22d	1	1.24mi
109 E Stewart Rd Columbia, MO	2.0–3.0	1.0	750	$1,950	$2.60	45d	3	1.24mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	45d	1	1.31mi
1615 Kittyhawk Dr Unit 1615-3 Columbia, MO	2.0	2.0	1040	$1,195	$1.15	45d	1	1.33mi
309 Alexander Ave Columbia, MO	2.0	1.0	728	$1,200	$1.65	15d	1	1.40mi

Listing history 14 events

1. 2026-04-14
   status Pending
2. 2025-07-18
   soldstatus Closed 328-char remark

   Show marketing remark (328 chars)

   Come into your new bungalow. Close to downtown, Columbia College, Arcade District. 2 bedrooms on the main with the attic being the 3rd bedroom. Complete bathroom remodel, upper floor remodel, newer refrigerator and gas range, newer kitchen cabinets, newer vinyl windows, newer interior doors, basement was water proofed in 2020.

3. 2025-07-18
   soldstatus

   Show marketing remark (328 chars)

   Come into your new bungalow. Close to downtown, Columbia College, Arcade District. 2 bedrooms on the main with the attic being the 3rd bedroom. Complete bathroom remodel, upper floor remodel, newer refrigerator and gas range, newer kitchen cabinets, newer vinyl windows, newer interior doors, basement was water proofed in 2020.

4. 2025-05-30
   historical 328-char remark

   Show marketing remark (328 chars)

   Come into your new bungalow. Close to downtown, Columbia College, Arcade District. 2 bedrooms on the main with the attic being the 3rd bedroom. Complete bathroom remodel, upper floor remodel, newer refrigerator and gas range, newer kitchen cabinets, newer vinyl windows, newer interior doors, basement was water proofed in 2020.

5. 2025-05-13
   listed $195,000 Active

   Show marketing remark (328 chars)

   Come into your new bungalow. Close to downtown, Columbia College, Arcade District. 2 bedrooms on the main with the attic being the 3rd bedroom. Complete bathroom remodel, upper floor remodel, newer refrigerator and gas range, newer kitchen cabinets, newer vinyl windows, newer interior doors, basement was water proofed in 2020.

6. 2025-05-13
   listed $195,000 Active 328-char remark

   Show marketing remark (328 chars)

   Come into your new bungalow. Close to downtown, Columbia College, Arcade District. 2 bedrooms on the main with the attic being the 3rd bedroom. Complete bathroom remodel, upper floor remodel, newer refrigerator and gas range, newer kitchen cabinets, newer vinyl windows, newer interior doors, basement was water proofed in 2020.

7. 2025-02-02
   historical $1,250
8. 2025-01-31
   listed $1,250
9. 2022-03-11
   price $1,400
10. 2018-12-11
    soldstatus
11. 2018-12-10
    soldstatus 159-char remark

    Show marketing remark (159 chars)

    Add to your investment portfolio with this 3BR/1Ba home in a convenient central location near Stephens and Columbia College. Many updates. $900/mo gross rent.

12. 2018-10-18
    listed $104,900 159-char remark

    Show marketing remark (159 chars)

    Add to your investment portfolio with this 3BR/1Ba home in a convenient central location near Stephens and Columbia College. Many updates. $900/mo gross rent.

13. 2002-12-16
    soldstatus
14. 2002-10-01
    listed $76,900

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$367/yr (+$31/mo · 24.1%)

ⓘ 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 · 18 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: $18,975
• − Mortgage interest: −$10,923
• − Property taxes: −$1,524
• − Insurance: −$975
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$5,673
• Taxable loss: −$3,156
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $977/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

+153.6% since first listed

14 events — show timeline

• 2026-04-14 Pending — RCBR
• 2025-07-18 Sold (Public Records) — Public Records
• 2025-07-18 Sold (MLS) — CBORMLS
• 2025-05-30 Delisted — CBORMLS
• 2025-05-13 Listed $195,000 RCBR
• 2025-05-13 Listed $195,000 CBORMLS
• 2025-02-02 Rental Removed $1,250 APPFOLIO
• 2025-01-31 Listed for Rent $1,250 APPFOLIO
• 2022-03-11 Price Changed $1,400 RENT.
• 2018-12-11 Sold (Public Records) — Public Records
• 2018-12-10 Sold (MLS) — CBORMLS
• 2018-10-18 Listed $104,900 CBORMLS
• 2002-12-16 Sold (MLS) — CBORMLS
• 2002-10-01 Listed $76,900 CBORMLS

Property tax history

+3.4%/yr

Latest (2025): $1,524 · +11.1% YoY. Source: county tax records.