19 Pendleton St · Columbia, MO 65203

$129,000

3 bd · 1.5 ba · 1,728 sqft · SingleFamily public records

Built 1965 7,470 sqft lot Est $247k · 48% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATED IN CENTRAL COLUMBIA, GREAT RENTAL PROPERTY.

Key facts

• 7,470 sq ft lot
• Garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Cap rate 14.4% 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: 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 (+6.1%/yr); 459 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).
• This rent runs 32% 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 $892 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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.66% ✓
• Cap rate: 14.37%
• Cash-on-cash: 28.84%
• DSCR: 2.28
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $247,104
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 N 9th St	0.51mi	3/2.0	1,702 (-2%)	2mo	$280,000	$165	70
318 Bryant St	0.09mi	3/1.5	1,528 (-12%)	18mo	$95,000	$62	61
203 Edgewood Ave	0.68mi	4/2.5 (+1)	1,705 (-1%)	0mo	$353,728	$207	57
805 W Ash St	0.70mi	3/2.0	1,750 (+1%)	12mo	$242,500	$139	53
21 Fourth Ave	0.29mi	3/1.5	1,469 (-15%)	11mo	$179,000	$122	52
207 Lynn St	0.29mi	3/2.0	1,485 (-14%)	12mo	$230,000	$155	50
104 W Anderson Ave	0.68mi	3/2.0	1,816 (+5%)	24mo	$260,000	$143	38
807 W Worley St	0.70mi	4/2.0 (+1)	1,958 (+13%)	10mo	$259,000	$132	30

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: 24.4%
• Equity multiple: 2.05×
• Total profit: $37,749
• Equity at exit: $19,234

10-year hold

• IRR: 34.1%
• Equity multiple: 4.59×
• Total profit: $129,658
• Equity at exit: $11,154

Cash invested: $36,120 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$676
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$54
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $813

Break-even live

Break-even rent $1,115

Max offer price $129,000

Occupancy floor 57%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 N Garth Ave Columbia, MO	3.0	2.0	1196	$2,950	$2.47	21d	1	0.31mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	21d	1	0.35mi
409 Sanford Ave Unit 102 Columbia, MO	4.0	3.0	1798	$2,400	$1.33	44d	1	0.44mi
113 Crestmere Ave Unit 101 Columbia, MO	2.0	1.0	1300	$3,000	$2.31	44d	1	0.48mi
403 N 9th St Columbia, MO	3.0	2.0	1397	$1,800	$1.29	13d	1	0.51mi
301 W Forest Ave Columbia, MO	3.0	2.0	1162	$1,395	$1.20	13d	1	0.55mi
1009 Otto Ct Columbia, MO	2.0	1.0	1210	$1,230	$1.02	21d	1	0.63mi
904 E Broadway Unit 905 Columbia, MO	2.0	2.0	1565	$2,100	$1.34	44d	1	0.66mi
1200 E Walnut St Columbia, MO	2.0	2.0	1470	$2,575	$1.75	13d	2	0.76mi
5 S Greenwood Ave Columbia, MO	2.0	1.0	1104	$1,600	$1.45	21d	1	0.84mi
205 West Blvd N Columbia, MO	4.0	2.0	1456	$1,550	$1.06	44d	1	0.87mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	13d	1	0.87mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	44d	1	0.87mi
319 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	44d	1	0.87mi
1007 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	44d	1	0.89mi
1011 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	44d	1	0.90mi
1007 Hardin St Columbia, MO	3.0	2.0	1554	$1,625	$1.05	21d	1	0.92mi
1009 Hardin St Columbia, MO	2.0	2.0	1300	$1,500	$1.15	21d	1	0.93mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	21d	1	0.93mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	0.94mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.94mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.94mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	0.96mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	13d	1	0.97mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.97mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.97mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	13d	1	0.97mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	0.97mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	21d	1	0.97mi
203 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	0.97mi
1409 Paris Rd Unit 101 Columbia, MO	4.0	2.0	1468	$3,200	$2.18	44d	1	0.99mi
1413 Paris Rd Unit 101 Columbia, MO	4.0	4.0	1659	$2,800	$1.69	44d	1	1.01mi
1103 W Broadway Unit 1121B;1/2HW Columbia, MO	2.0	2.0	1200	$1,395	$1.16	44d	1	1.01mi
1415 Paris Rd Unit A Columbia, MO	4.0	2.0	1659	$3,200	$1.93	44d	1	1.02mi
1514 Richardson St Columbia, MO	4.0	2.0	1827	$1,800	$0.99	21d	1	1.08mi
503 N William St Columbia, MO	4.0	2.0	1340	$2,400	$1.79	13d	1	1.08mi
1008 Lakeshore Dr Columbia, MO	3.0	1.0	1783	$1,850	$1.04	21d	1	1.19mi
1800 McAlester St Columbia, MO	3.0	2.0	1390	$1,695	$1.22	44d	1	1.40mi
2011 Bridgewater Dr Columbia, MO	3.0	2.0	1436	$1,825	$1.27	21d	1	1.42mi

Listing history 1 events

1. 2026-06-17
   listed $129,000 Pending

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$114/yr (+$10/mo · 10.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $25,719
• − Mortgage interest: −$7,226
• − Property taxes: −$1,137
• − Insurance: −$1,312
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$3,753
• Taxable income: $8,177
• Est. tax owed @ 24.0%: −$1,962
• After-tax cash flow: $7,789/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

+134.5% since first listed

6 events — show timeline

• 2026-06-12 Delisted — CBORMLS
• 2026-06-10 Listed $129,000 CBORMLS
• 2017-02-21 Sold (MLS) — CBORMLS
• 2017-01-27 Sold (Public Records) — Public Records
• 2016-05-07 Listed $49,000 CBORMLS
• 2016-01-25 Listed $55,000 CBORMLS

Property tax history

+2.7%/yr

Latest (2025): $1,137 · +11.2% YoY. Source: county tax records.