501 N William St · Columbia, MO 65201

$193,418

2 bd · 1.0 ba · 1,167 sqft · SingleFamily public records · 52 Days on market

Built 1930 5,291 sqft lot $166/sqft · at area comps Est $190k · 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 +15.4/30.0
• ARV discount +6.7/15.0
• Rent growth +5.0/5.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ABSOLUTELY CHARMING BUNGALOW IN BENTON STEPHENS NEIGHBORHOOD. HARDWOOD FLOORS THROUGHOUT. ANTIQUE MANTELPIECE AND MIRROR CONVEY. ATTIC STORAGE, MUD ROOM FENCED YARD. A MUST SEE!

Key facts

• Covered front porch
• Large corner lot
• Updated wood floors

Tags

• UPDATED WOOD FLOORS
• UPDATED BATHROOM
• FULLY FENCED YARD
• LARGE CORNER LOT
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Open parking; no garage
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Residential single-family home; Property faces east
• Construction: Composition roof
• Exterior features: Covered front porch; Chain link fencing enclosing the back yard (full fenced)

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 1 total room
• Flooring: Wood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning
• Interior features: Smart thermostat; Window coverings; Smoke detector(s)
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $73 ($879/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 (18.4% below list).
• Recommended offer: $158k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+10.3%/yr); 355 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 52 days — a 3% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,823 (18.4% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 0.82% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (median comp): $189,876
• List price: $193,418
• Delta: 1.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1618 Hinkson Ave	0.11mi	2/1.0	1,056 (-10%)	10mo	$225,000	$213	70
1805 Monroe St	0.49mi	3/2.0 (+1)	1,212 (+4%)	6mo	$144,900	$120	56
1515 Paris Rd	0.20mi	2/1.0	1,046 (-10%)	24mo	$180,000	$172	53
1410 Wilkes Blvd	0.20mi	3/2.0 (+1)	1,104 (-5%)	24mo	$155,000	$140	53
407 Circus Ave	0.72mi	3/1.0 (+1)	1,148 (-2%)	8mo	$189,900	$165	52
1112 N Eighth St	0.63mi	3/2.0 (+1)	1,219 (+4%)	12mo	$191,500	$157	44
803 Wilkes Blvd	0.63mi	3/1.0 (+1)	1,072 (-8%)	12mo	$139,000	$130	42
913 N Eighth St	0.61mi	3/1.5 (+1)	1,091 (-6%)	24mo	$160,000	$147	34

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: -8.9%
• Equity multiple: 0.66×
• Total profit: $-18,415
• Equity at exit: $28,839

10-year hold

• IRR: 5.7%
• Equity multiple: 1.51×
• Total profit: $27,620
• Equity at exit: $16,723

Cash invested: $54,157 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$1,014
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $73

Break-even live

Break-even rent $1,486

Max offer price $193,418

Occupancy floor 90%

Sensitivity live

Price	-10% $183	-5% $128	+0% $73	+5% $18	+10% $-36
Rent	-10% $-51	-5% $11	+0% $73	+5% $136	+10% $198
Rate	-1.0pp $171	-0.5pp $122	base $73	+0.5pp $23	+1.0pp $-28

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: $48,354
• Closing costs: $5,803
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 N Ann St Unit 10 Columbia, MO	2.0	1.0	786	$2,000	$2.54	45d	1	0.23mi
801 N Ann St Unit 9 Columbia, MO	2.0	1.0	786	$1,150	$1.46	45d	1	0.23mi
1800 McAlester St Columbia, MO	3.0	2.0	1390	$1,695	$1.22	45d	1	0.36mi
1009 Otto Ct Columbia, MO	2.0	1.0	1210	$1,230	$1.02	23d	1	0.46mi
1200 E Walnut St Columbia, MO	2.0	2.0	1470	$2,575	$1.75	15d	2	0.50mi
110 Dorsey St Unit 201 Columbia, MO	2.0	1.0	700	$1,000	$1.43	45d	1	0.55mi
1110 E Broadway Unit B Columbia, MO	1.0	1.0	1015	$1,350	$1.33	45d	1	0.58mi
403 N 9th St Columbia, MO	3.0	2.0	1397	$1,800	$1.29	15d	1	0.58mi
1503 Anthony St Unit 1 Columbia, MO	2.0	1.0	850	$1,300	$1.53	15d	1	0.61mi
1618 University Ave Columbia, MO	3.0	1.0	988	$2,025	$2.05	23d	1	0.75mi
1626 University Ave Columbia, MO	2.0	1.0	725	$1,250	$1.72	15d	3	0.77mi
308 S 9th St Columbia, MO	1.0–2.0	1.0–2.0	824	$2,148	$2.61	45d	1	0.85mi
1001 University Ave Columbia, MO	1.0–2.0	1.0–2.0	932	$2,375	$2.55	23d	14	0.86mi
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	1.04mi
1511 Sylvan Ln Columbia, MO	2.0	1.0	950	$1,100	$1.16	45d	1	1.12mi
103 N Garth Ave Columbia, MO	3.0	2.0	1196	$2,950	$2.47	23d	1	1.24mi
109 E Stewart Rd Unit C Columbia, MO	2.0	1.0	750	$1,200	$1.60	23d	1	1.24mi
109 E Stewart Rd Apt A Columbia, MO	2.0	1.0	1000	$1,500	$1.50	23d	1	1.24mi
109 E Stewart Rd Columbia, MO	2.0–3.0	1.0	750	$950	$1.27	45d	3	1.25mi
100 E Stewart Rd Unit 3 Columbia, MO	1.0	1.0	750	$835	$1.11	15d	1	1.30mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	45d	1	1.34mi
113 Crestmere Ave Unit 101 Columbia, MO	2.0	1.0	1300	$3,000	$2.31	45d	1	1.34mi
1615 Kittyhawk Dr Unit 1615-3 Columbia, MO	2.0	2.0	1040	$1,195	$1.15	45d	1	1.39mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	23d	1	1.42mi
301 W Forest Ave Columbia, MO	3.0	2.0	1162	$1,395	$1.20	15d	1	1.44mi
309 Alexander Ave Columbia, MO	2.0	1.0	728	$1,200	$1.65	15d	1	1.45mi

Listing history 20 events

1. 2026-06-22
   days on market $193,418 Active 52 DOM
2. 2026-06-19
   days on market $193,418 Active 50 DOM
3. 2026-06-18
   days on market $193,418 Active 49 DOM
4. 2026-06-17
   pricedays on market $193,418 Active 48 DOM
5. 2026-06-16
   days on market $196,418 Active 47 DOM
6. 2026-06-15
   days on market $196,418 Active 46 DOM
7. 2026-06-14
   days on market $196,418 Active 44 DOM
8. 2026-06-13
   days on market $196,418 Active 43 DOM
9. 2026-06-10
   days on market $196,418 Active 41 DOM
10. 2026-06-09
    days on market $196,418 Active 40 DOM
11. 2026-06-08
    days on market $196,418 Active 39 DOM
12. 2026-06-07
    pricedays on market $196,418 Active 38 DOM
13. 2026-06-05
    days on market $199,418 Active 35 DOM
14. 2026-06-03
    days on market $199,418 Active 34 DOM
15. 2026-06-02
    days on market $199,418 Active 33 DOM
16. 2026-05-31
    days on market $199,418 Active 31 DOM
17. 2026-05-30
    days on market $199,418 Active 30 DOM
18. 2026-05-01
    listed $199,418 Active 768-char remark
19. 2004-11-09
    soldstatus 177-char remark

    Show marketing remark (177 chars)

    ABSOLUTELY CHARMING BUNGALOW IN BENTON STEPHENS NEIGHBORHOOD. HARDWOOD FLOORS THROUGHOUT. ANTIQUE MANTELPIECE AND MIRROR CONVEY. ATTIC STORAGE, MUD ROOM FENCED YARD. A MUST SEE!

20. 2004-10-12
    listed $79,000 177-char remark

    Show marketing remark (177 chars)

    ABSOLUTELY CHARMING BUNGALOW IN BENTON STEPHENS NEIGHBORHOOD. HARDWOOD FLOORS THROUGHOUT. ANTIQUE MANTELPIECE AND MIRROR CONVEY. ATTIC STORAGE, MUD ROOM FENCED YARD. A MUST SEE!

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $1,876 · $156/mo
• Expected delta: +$932/yr (+$78/mo · 98.7%)

ⓘ 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 · 17 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: $18,939
• − Mortgage interest: −$10,834
• − Property taxes: −$944
• − Insurance: −$967
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$5,627
• Taxable loss: −$2,464
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $1,470/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

+144.8% since first listed

5 events — show timeline

• 2026-06-12 Price Changed $193,418 CBORMLS
• 2026-06-05 Price Changed $196,418 CBORMLS
• 2026-05-01 Listed $199,418 CBORMLS
• 2004-11-09 Sold (MLS) — CBORMLS
• 2004-10-12 Listed $79,000 CBORMLS

Property tax history

+3.1%/yr

Latest (2025): $944 · +11.1% YoY. Source: county tax records.