1109 N Eighth St · Columbia, MO 65201

$195,000

3 bd · 2.0 ba · 1,279 sqft · SingleFamily · 14 Days on market

Built 2025 Excellent condition 2,922 sqft lot Est $184k · 6% over

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Why this score? — see what drove the C- 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 +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• ARV discount +4.9/15.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

BUYER MUST MEET CCLT PURCHASE REQUIREMENTS AND WILL BE REQUIRED TO SIGN A GROUND LEASE. SOME BUYERS MAY ALSO BE ELIGIBLE FOR THE CITY HOMEOWNERSHIP ASSISTANCE PROGRAM. New construction, single-level living at its best! This 3-bedroom, 2-bath home features an attached 1-car garage and energy-saving 4 kW solar panels. Enjoy an open-concept living and dining area that flows into a generously sized kitchen. A hall bath with stackable washer/dryer adds everyday convenience, while the primary suite offers a private shower bath and a walk-in closet. Buyer to verify all facts and information including but not limited to schools, taxes, sq. footage, room sizes, program requirements & restricti

Key facts

• Private shower bath
• New construction
• Single-level living

Tags

• NEW CONSTRUCTION
• SINGLE-LEVEL LIVING
• ENERGY-SAVING SOLAR PANELS
• OPEN-CONCEPT LIVING
• GENEROUSLY SIZED KITCHEN
• PRIVATE SHOWER BATH

Property features AI

Finance

• Financial info: Land is leased — $40 monthly

Exterior

• Parking: Attached garage (1 car); Paved shared driveway
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Residential single family home; Faces east
• Construction: Slab foundation
• Exterior features: Covered front porch; Level lot; Paved road

Interior

• Kitchen: Refrigerator; Electric range; Dishwasher; Disposal; Exhaust fan
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning
• Interior features: Walk-in closets; Smart thermostat; Smoke detectors
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 7.7% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• At $1,985/mo this rent would consume 50% of the median local household income ($48k/yr) (locally 4323% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $195,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $184,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 N Eighth St	0.03mi	3/2.0	1,219 (-5%)	12mo	$191,500	$157	81
204 E Forest Ave	0.46mi	3/2.0	1,257 (-2%)	9mo	$180,000	$143	68
401 Hickman Ave	0.47mi	3/2.0	1,166 (-9%)	10mo	$189,500	$163	55
710 King Ave	0.50mi	3/1.5	1,437 (+12%)	1mo	$215,000	$150	53
407 Circus Ave	0.50mi	3/1.0	1,148 (-10%)	8mo	$189,900	$165	49
913 N Eighth St	0.12mi	3/1.5	1,091 (-15%)	24mo	$160,000	$147	48
809 King Ave	0.51mi	4/1.5 (+1)	1,459 (+14%)	8mo	$209,900	$144	39
304 Hickman Ave	0.52mi	2/1.0 (-1)	1,200 (-6%)	23mo	$115,000	$96	38
212 Hickman Ave	0.56mi	2/1.0 (-1)	1,165 (-9%)	15mo	$160,000	$137	37
21 Fourth Ave	0.58mi	3/1.5	1,469 (+15%)	11mo	$179,000	$122	37
210 Hickman Ave	0.57mi	2/1.0 (-1)	1,165 (-9%)	15mo	$160,000	$137	37
1410 Wilkes Blvd	0.46mi	3/2.0	1,104 (-14%)	24mo	$155,000	$140	36

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-7,011
• Equity at exit: $29,075

10-year hold

• IRR: 11.4%
• Equity multiple: 2.10×
• Total profit: $59,882
• 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: 8.2×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $221

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 84%

Sensitivity live

Price	-10% $356	-5% $288	+0% $221	+5% $153	+10% $86
Rent	-10% $64	-5% $142	+0% $221	+5% $299	+10% $378
Rate	-1.0pp $319	-0.5pp $270	base $221	+0.5pp $170	+1.0pp $119

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 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Paris Rd Unit 101 Columbia, MO	4.0	2.0	1468	$3,200	$2.18	45d	1	0.49mi
1009 Otto Ct Columbia, MO	2.0	1.0	1210	$1,230	$1.02	22d	1	0.49mi
1413 Paris Rd Unit 101 Columbia, MO	4.0	4.0	1659	$2,800	$1.69	45d	1	0.49mi
1415 Paris Rd Unit A Columbia, MO	4.0	2.0	1659	$3,200	$1.93	45d	1	0.50mi
403 N 9th St Columbia, MO	3.0	2.0	1397	$1,800	$1.29	14d	1	0.51mi
503 N William St Columbia, MO	4.0	2.0	1340	$2,400	$1.79	14d	1	0.65mi
1200 E Walnut St Columbia, MO	2.0	2.0	1470	$2,575	$1.75	14d	2	0.73mi
1514 Richardson St Columbia, MO	4.0	2.0	1827	$1,800	$0.99	22d	1	0.74mi
810 E Broadway Unit 4 Columbia, MO	4.0	2.0	1048	$1,400	$1.34	45d	1	0.81mi
904 E Broadway Unit 905 Columbia, MO	2.0	2.0	1565	$2,100	$1.34	45d	1	0.82mi
1800 McAlester St Columbia, MO	3.0	2.0	1390	$1,695	$1.22	45d	1	0.84mi
301 W Forest Ave Columbia, MO	3.0	2.0	1162	$1,395	$1.20	14d	1	0.88mi
103 N Garth Ave Columbia, MO	3.0	2.0	1196	$2,950	$2.47	22d	1	1.00mi
308 S 9th St Columbia, MO	1.0–2.0	1.0–2.0	824	$2,148	$2.61	45d	1	1.06mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	22d	1	1.06mi
409 Sanford Ave Unit 102 Columbia, MO	4.0	3.0	1798	$2,400	$1.33	45d	1	1.10mi
1001 University Ave Columbia, MO	1.0–2.0	1.0–2.0	932	$2,375	$2.55	22d	14	1.12mi
113 Crestmere Ave Unit 101 Columbia, MO	2.0	1.0	1300	$3,000	$2.31	45d	1	1.16mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	45d	1	1.16mi
1615 Kittyhawk Dr Unit 1615-3 Columbia, MO	2.0	2.0	1040	$1,195	$1.15	45d	1	1.16mi
1504 June Ln Unit B Columbia, MO	2.0	1.0	980	$1,100	$1.12	45d	1	1.22mi
2206 Whitegate Dr Columbia, MO	1.0–2.0	1.0	818	$1,031	$1.26	14d	20	1.25mi
109 E Stewart Rd Apt A Columbia, MO	2.0	1.0	1000	$1,500	$1.50	22d	1	1.26mi
1618 University Ave Columbia, MO	3.0	1.0	988	$2,025	$2.05	22d	1	1.29mi
1511 Sylvan Ln Columbia, MO	2.0	1.0	950	$1,100	$1.16	45d	1	1.36mi
1003 Hardin St Columbia, MO	2.0	1.0	950	$1,100	$1.16	45d	1	1.37mi
1007 Hardin St Columbia, MO	3.0	2.0	1554	$1,625	$1.05	22d	1	1.37mi
1009 Hardin St Columbia, MO	2.0	2.0	1300	$1,500	$1.15	22d	1	1.38mi
613 Bear Valley Ct Columbia, MO	3.0	1.0	1206	$1,600	$1.33	22d	1	1.45mi
20 Blue Ridge Rd Unit 202 Columbia, MO	2.0	2.0	1100	$1,500	$1.36	22d	1	1.46mi

Listing history 12 events

1. 2026-06-19
   days on market $195,000 Active 14 DOM
2. 2026-06-18
   days on market $195,000 Active 13 DOM
3. 2026-06-17
   days on market $195,000 Active 12 DOM
4. 2026-06-16
   days on market $195,000 Active 11 DOM
5. 2026-06-15
   days on market $195,000 Active 10 DOM
6. 2026-06-14
   days on market $195,000 Active 8 DOM
7. 2026-06-13
   days on market $195,000 Active 7 DOM
8. 2026-06-10
   days on market $195,000 Active 5 DOM
9. 2026-06-09
   days on market $195,000 Active 4 DOM
10. 2026-06-08
    days on market $195,000 Active 3 DOM
11. 2026-06-07
    remarks 695-char remark
12. 2026-06-07
    listed $195,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $23,824
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$5,673
• Taxable loss: −$483
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $2,766/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a modern design and energy-efficient features. It is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replacing the carpet with hardwood flooring — Hardwood flooring is more durable and adds value
• Both Upgrading the kitchen appliances — Modern appliances improve functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replacing the carpet with hardwood flooring — Hardwood flooring is more durable and adds value ↑
• Both Upgrading the kitchen appliances — Modern appliances improve functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-04 Listed $195,000 CBORMLS