513 Parkade Blvd · Columbia, MO 65202

$225,000

4 bd · 2.0 ba · 1,806 sqft · SingleFamily public records · 23 Days on market

Built 1979 0.30 ac lot $125/sqft · at area comps Est $234k · at est.

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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 +18.8/30.0
• ARV discount +9.3/15.0
• DSCR +5.9/10.0
• 1% rule +4.2/10.0
• 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

Opportunity knocks in Parkade Hills. This 4-bed, 2-bath home sits on a 0.3-acre lot with an attached garage, lower-level family room, front and rear decks, and an excavated safe room beneath the garage. Sold strictly as-is -- priced to reflect current condition. Ideal for the investor or renovator ready to unlock real equity in an established Columbia neighborhood. Cash or Conventional financing only.

Key facts

• Excavated safe room
• Front and rear decks
• 0.3-acre lot

Tags

• 0.3-ACRE LOT
• LOWER-LEVEL FAMILY ROOM
• FRONT AND REAR DECKS
• EXCAVATED SAFE ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/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 $206k (8.5% below list).
• Recommended offer: $206k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 (+6.0%/yr); 351 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 74% 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 34% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $7k 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 23 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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.

Recommended offer $205,969 (8.5% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (median comp): $234,153
• List price: $225,000
• Delta: -3.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1942 Jackson St	0.24mi	3/2.0 (-1)	1,782 (-1%)	0mo	$249,900	$140	82
501 Parkade Blvd	0.05mi	3/2.0 (-1)	1,929 (+7%)	1mo	$234,000	$121	80
1765 N Corbet Dr	0.30mi	3/2.0 (-1)	1,818 (+1%)	1mo	$385,000	$212	80
2004 Winchester Dr	0.20mi	4/3.0	1,720 (-5%)	2mo	$259,900	$151	77
2205 Bridgewater Dr	0.13mi	3/3.0 (-1)	1,886 (+4%)	2mo	$289,000	$153	75
709 Portsmouth Dr	0.21mi	3/2.0 (-1)	1,746 (-3%)	7mo	$269,900	$155	74
1600 Kathy Dr	0.30mi	4/3.0	1,870 (+4%)	4mo	$244,900	$131	73
100 W Thurman St	0.45mi	4/2.0	1,808 (+0%)	8mo	$245,000	$136	72
7 E Texas Ave	0.48mi	3/2.0 (-1)	1,906 (+6%)	9mo	$275,000	$144	56
2905 N Garth Ave	0.68mi	3/2.0 (-1)	1,724 (-4%)	1mo	$320,000	$186	55
105 Sondra Ave	0.39mi	4/2.0	2,065 (+14%)	8mo	$235,000	$114	52
2512 Emery Dr	0.45mi	4/2.0	1,540 (-15%)	4mo	$239,900	$156	52

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 · 5.96% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-15,897
• Equity at exit: $33,548

10-year hold

• IRR: 6.1%
• Equity multiple: 1.51×
• Total profit: $31,869
• Equity at exit: $19,454

Cash invested: $63,000 (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 65202

• Rents YoY: 6.0%
• Active inventory: 351
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$129 /mo · $1,546/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $225

Break-even live

Break-even rent $1,775

Max offer price $225,000

Occupancy floor 84%

Sensitivity live

Price	-10% $352	-5% $288	+0% $225	+5% $161	+10% $97
Rent	-10% $62	-5% $143	+0% $225	+5% $306	+10% $387
Rate	-1.0pp $338	-0.5pp $282	base $225	+0.5pp $166	+1.0pp $107

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2011 Bridgewater Dr Columbia, MO	3.0	2.0	1436	$1,825	$1.27	22d	1	0.30mi
1007 Hardin St Columbia, MO	3.0	2.0	1554	$1,625	$1.05	22d	1	0.76mi
3306 Dove Dr Unit 3308 Columbia, MO	3.0	2.0	1554	$1,550	$1.00	14d	1	0.90mi
3308 Dove Dr Columbia, MO	3.0	2.0	1554	$1,550	$1.00	45d	1	0.90mi
409 Sanford Ave Unit 102 Columbia, MO	4.0	3.0	1798	$2,400	$1.33	45d	1	1.14mi
708 Promenade Dr Columbia, MO	3.0	2.0	1440	$2,000	$1.39	45d	1	1.17mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	22d	1	1.26mi
319 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	45d	1	1.26mi
3910 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	1.27mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	45d	1	1.28mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	14d	1	1.28mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	1.31mi
205 West Blvd N Columbia, MO	4.0	2.0	1456	$1,550	$1.06	45d	1	1.31mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	22d	1	1.31mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	1.31mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	45d	1	1.32mi
3922 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	1.32mi
1007 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	45d	1	1.32mi
1011 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	45d	1	1.33mi
3927 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	45d	1	1.33mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	1.33mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	14d	1	1.33mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	22d	1	1.33mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	1.34mi
4001 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	45d	1	1.34mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	1.34mi
203 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	1.34mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	14d	1	1.35mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	45d	1	1.35mi
4006 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	1.36mi
4014 Arctic Fox Dr Columbia, MO	4.0	3.0	1663	$1,695	$1.02	45d	1	1.38mi
4013 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	45d	1	1.38mi
4014 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	1.39mi
4016 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	1.40mi
214 Arctic Wolf Ct Columbia, MO	4.0	3.0	1500	$1,650	$1.10	45d	1	1.41mi

Listing history 13 events

1. 2026-05-15
   status Pending 404-char remark

   Show marketing remark (404 chars)

   Opportunity knocks in Parkade Hills. This 4-bed, 2-bath home sits on a 0.3-acre lot with an attached garage, lower-level family room, front and rear decks, and an excavated safe room beneath the garage. Sold strictly as-is -- priced to reflect current condition. Ideal for the investor or renovator ready to unlock real equity in an established Columbia neighborhood. Cash or Conventional financing only.

2. 2026-05-08
   price $225,000 404-char remark

   Show marketing remark (404 chars)

   Opportunity knocks in Parkade Hills. This 4-bed, 2-bath home sits on a 0.3-acre lot with an attached garage, lower-level family room, front and rear decks, and an excavated safe room beneath the garage. Sold strictly as-is -- priced to reflect current condition. Ideal for the investor or renovator ready to unlock real equity in an established Columbia neighborhood. Cash or Conventional financing only.

3. 2026-04-22
   listed $235,000 Active 404-char remark

   Show marketing remark (404 chars)

   Opportunity knocks in Parkade Hills. This 4-bed, 2-bath home sits on a 0.3-acre lot with an attached garage, lower-level family room, front and rear decks, and an excavated safe room beneath the garage. Sold strictly as-is -- priced to reflect current condition. Ideal for the investor or renovator ready to unlock real equity in an established Columbia neighborhood. Cash or Conventional financing only.

4. 2021-11-05
   soldstatus 520-char remark

   Show marketing remark (520 chars)

   This lovely 4 bedroom (1 non-conforming), 2 full bath home has all the space and backyard privacy you have been looking for and is conveniently located near schools and parks. The home features updated cabinets, solid surface flooring on the main level, a large back deck along with good size front deck, family room on the lower level, and an excavated area beneath the garage that provides plenty of storage as well as a safe room from storms. Schedule your showing right away to see this fantastic Parkade Hills home!

5. 2021-11-05
   soldstatus

   Show marketing remark (520 chars)

   This lovely 4 bedroom (1 non-conforming), 2 full bath home has all the space and backyard privacy you have been looking for and is conveniently located near schools and parks. The home features updated cabinets, solid surface flooring on the main level, a large back deck along with good size front deck, family room on the lower level, and an excavated area beneath the garage that provides plenty of storage as well as a safe room from storms. Schedule your showing right away to see this fantastic Parkade Hills home!

6. 2021-10-13
   listed $164,800 520-char remark

   Show marketing remark (520 chars)

   This lovely 4 bedroom (1 non-conforming), 2 full bath home has all the space and backyard privacy you have been looking for and is conveniently located near schools and parks. The home features updated cabinets, solid surface flooring on the main level, a large back deck along with good size front deck, family room on the lower level, and an excavated area beneath the garage that provides plenty of storage as well as a safe room from storms. Schedule your showing right away to see this fantastic Parkade Hills home!

7. 2017-12-07
   soldstatus
8. 2017-12-07
   soldstatus
9. 2017-08-30
   listed $134,900
10. 2004-05-27
    soldstatus
11. 2004-02-13
    listed $107,900
12. 1998-11-09
    soldstatus
13. 1998-09-12
    listed $87,900

ⓘ 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: $1,546 · $129/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$637/yr (+$53/mo · 41.2%)

ⓘ 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 · 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: $24,716
• − Mortgage interest: −$12,603
• − Property taxes: −$1,546
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$6,545
• Taxable loss: −$1,058
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $2,950/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): 47,327
• Household income: $72,289
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1326.0

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 (68%)
• Race & ethnicity: White 68% Black 16% Two or more races 8% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -171.32%
• Current HPI: 205.5154
• Rent YoY: ▲ 5.96%
• 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

+156.0% since first listed

13 events — show timeline

• 2026-05-15 Pending — CBORMLS
• 2026-05-08 Price Changed $225,000 CBORMLS
• 2026-04-22 Listed $235,000 CBORMLS
• 2021-11-05 Sold (Public Records) — Public Records
• 2021-11-05 Sold (MLS) — CBORMLS
• 2021-10-13 Listed $164,800 CBORMLS
• 2017-12-07 Sold (Public Records) — Public Records
• 2017-12-07 Sold (MLS) — CBORMLS
• 2017-08-30 Listed $134,900 CBORMLS
• 2004-05-27 Sold (MLS) — CBORMLS
• 2004-02-13 Listed $107,900 CBORMLS
• 1998-11-09 Sold (MLS) — CBORMLS
• 1998-09-12 Listed $87,900 CBORMLS

Property tax history

+2.1%/yr

Latest (2021): $1,546 · +1.4% YoY. Source: county tax records.