504 Hunt Ave · Columbia, MO 65203

$150,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 16 Days on market

Built 1947 Est $144k · 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 +12.8/30.0
• ARV discount +5.8/15.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• DSCR +3.8/10.0
• 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

Cute 2 Bedroom Bungalow that has been updated right in the heart of Columbia, Missouri. This property would be great for an investor or 1st time home-buyer. Contact listing agent for more information and showings. SOLD ''AS-IS''

Key facts

• Fully renovated
• New furnace
• Privacy fence

Tags

• PRIVACY FENCE
• FULLY RENOVATED
• MOVE IN READY
• NEW ROOF
• NEW FURNACE
• NEW AC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-13 ($-152/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (23.1% below list).
• Recommended offer: $115k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (+6.1%/yr); 459 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 is only 17% of the median local income ($80k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 16 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,325 (23.1% 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. Built in 1947 — 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: 0.77% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $144,480
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 W Worley St	0.14mi	2/1.0	728 (+8%)	5mo	$160,000	$220	76
801 Clinkscales Rd	0.19mi	2/1.0	720 (+7%)	11mo	$176,000	$244	70
407 Auburn Ln	0.15mi	2/1.0	754 (+12%)	8mo	$137,000	$182	66
605 Pennant St	0.07mi	2/1.0	768 (+14%)	20mo	$65,900	$86	56
607 Ridgeway Ave	0.67mi	2/1.0	728 (+8%)	7mo	$175,000	$240	49
604 W Worley St	0.74mi	2/1.0	676 (+1%)	20mo	$110,000	$163	48
719 Mikel St	0.66mi	2/1.0	764 (+14%)	0mo	$155,000	$203	46
207 Pinewood Dr	0.32mi	2/1.0	768 (+14%)	22mo	$165,000	$215	43

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: -13.9%
• Equity multiple: 0.49×
• Total profit: $-21,471
• Equity at exit: $22,365

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-3,787
• Equity at exit: $12,969

Cash invested: $42,000 (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 65203

• Rents YoY: 6.1%
• Active inventory: 459
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$787
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-13

Break-even live

Break-even rent $1,169

Max offer price $147,756

Occupancy floor 96%

Sensitivity live

Price	-10% $72	-5% $30	+0% $-13	+5% $-55	+10% $-98
Rent	-10% $-104	-5% $-58	+0% $-13	+5% $33	+10% $78
Rate	-1.0pp $63	-0.5pp $25	base $-13	+0.5pp $-52	+1.0pp $-91

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Tiger Ln Columbia, MO	1.0–2.0	1.0	615	$1,120	$1.82	14d	13	0.60mi
2012 W Ash St Columbia, MO	1.0–2.0	1.0	680	$1,115	$1.64	14d	15	0.64mi
607 Ridgeway Ave Columbia, MO	2.0	1.0	728	$1,300	$1.79	44d	1	0.66mi
924 W Texas Ave Unit B Columbia, MO	2.0	1.0	662	$750	$1.13	14d	1	0.71mi
111 N Stadium Blvd Columbia, MO	1.0–2.0	1.0	628	$875	$1.39	14d	11	0.82mi
309 Alexander Ave Columbia, MO	2.0	1.0	728	$1,200	$1.65	14d	1	0.92mi
1502 Parkade Blvd Unit 2 Columbia, MO	2.0	1.0	700	$950	$1.36	44d	1	1.03mi

Listing history 13 events

1. 2026-06-19
   days on market $150,000 Active 16 DOM
2. 2026-06-18
   days on market $150,000 Active 15 DOM
3. 2026-06-17
   days on market $150,000 Active 14 DOM
4. 2026-06-16
   days on market $150,000 Active 13 DOM
5. 2026-06-15
   days on market $150,000 Active 12 DOM
6. 2026-06-14
   days on market $150,000 Active 10 DOM
7. 2026-06-13
   days on market $150,000 Active 9 DOM
8. 2026-06-10
   days on market $150,000 Active 7 DOM
9. 2026-06-09
   days on market $150,000 Active 6 DOM
10. 2026-06-08
    days on market $150,000 Active 5 DOM
11. 2026-06-07
    days on market $150,000 Active 4 DOM
12. 2026-06-05
    remarks 255-char remark
13. 2026-06-05
    listed $150,000 Active 1 DOM

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$559/yr (+$47/mo · 62.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,839
• − Mortgage interest: −$8,402
• − Property taxes: −$896
• − Insurance: −$750
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$4,364
• Taxable loss: −$2,787
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $516/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

+36.5% since first listed

15 events — show timeline

• 2026-06-04 Listed $150,000 FSBO.com
• 2022-03-14 Sold (Public Records) — Public Records
• 2022-03-14 Sold (MLS) — CBORMLS
• 2022-02-14 Listed $100,000 CBORMLS
• 2019-09-17 Sold (Public Records) — Public Records
• 2019-09-13 Sold (MLS) — CBORMLS
• 2009-07-02 Sold (Public Records) — Public Records
• 2009-01-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-06-13 Listed $34,400 Heartland MLS as Distributed by MLS Grid
• 2004-11-28 Listed $62,900 CBORMLS
• 2004-08-30 Listed $71,500 CBORMLS
• 1999-06-03 Sold (MLS) — CBORMLS
• 1999-05-28 Sold (MLS) — CBORMLS
• 1999-03-25 Listed $39,900 CBORMLS
• 1999-03-19 Listed $109,900 CBORMLS

Property tax history

+4.3%/yr

Latest (2025): $896 · +11.1% YoY. Source: county tax records.