108 Westwood Ave · Columbia, MO 65203

$180,000

3 bd · 1.5 ba · 2,350 sqft · SingleFamily public records · 28 Days on market

Built 1925 0.41 ac lot $77/sqft · 61% below area ↓ 8% since listing

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

This is an online auction. The $180,000 starting bid does not reflect the selling price. Classic Craftsman-style home featuring 3 bedrooms, 1.5 baths, and approximately 2,350 finished square feet. Built in 1925, this home offers hardwood floors, detailed woodwork, and multiple living areas. The updated kitchen includes custom cabinetry by Mark Hall Cabinetry and solid surface countertops. Two sunrooms provide abundant natural light and flexible space for office, playroom, or additional living. Enjoy the large covered front porch and mature lot with private drive. Full walk-out, unfinished basement includes laundry area and storage room. EV Tesla Charger recently installed. Convenient central Columbia location.

Key facts

• Custom cabinetry
• Craftsman style home
• Detailed woodwork

Tags

• CRAFTSMAN STYLE HOME
• HARDWOOD FLOORS
• DETAILED WOODWORK
• UPDATED KITCHEN
• CUSTOM CABINETRY
• SOLID SURFACE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 31% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($177k) 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.14% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (median comp): $461,458
• List price: $180,000
• Delta: -60.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Westwood Ave	0.00mi	3/1.5	2,350 (0%)	0mo	$180,000	$77	100
105 N Glenwood Ave	0.29mi	4/2.0 (+1)	2,257 (-4%)	10mo	$180,000	$80	65
801 W Ash St	0.44mi	3/1.5	2,175 (-7%)	4mo	$315,000	$145	64
122 N Greenwood Ave	0.45mi	3/2.0	2,129 (-9%)	1mo	$299,900	$141	61
610 Redbud Ln	0.50mi	4/3.0 (+1)	2,403 (+2%)	3mo	$385,000	$160	60
303 S Glenwood Ave	0.16mi	3/4.0	2,652 (+13%)	4mo	$649,900	$245	58
812 W Broadway	0.29mi	3/2.0	2,041 (-13%)	6mo	$449,000	$220	58
912 W Rollins Rd	0.51mi	4/2.0 (+1)	2,141 (-9%)	7mo	$339,000	$158	48
1112 W Broadway	0.56mi	4/3.0 (+1)	2,245 (-4%)	9mo	$385,000	$171	48
301 Crown Pt	0.73mi	4/2.0 (+1)	2,174 (-8%)	4mo	$349,900	$161	43
1017 Prospect St	0.65mi	4/2.0 (+1)	2,078 (-12%)	3mo	$320,000	$154	41
1220 Ridge Rd	0.68mi	4/3.0 (+1)	2,024 (-14%)	2mo	$345,000	$170	32

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,687
• Equity at exit: $26,839

10-year hold

• IRR: 14.2%
• Equity multiple: 2.31×
• Total profit: $65,923
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$196 /mo · $2,358/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $412

Break-even live

Break-even rent $1,539

Max offer price $180,000

Occupancy floor 75%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Sanford Ave Unit 102 Columbia, MO	4.0	3.0	1798	$2,400	$1.33	43d	1	0.51mi
1008 Lakeshore Dr Columbia, MO	3.0	1.0	1783	$1,850	$1.04	21d	1	0.59mi
340 Crown Pt Columbia, MO	4.0	2.5	2648	$2,250	$0.85	43d	1	0.81mi
1810 Highridge Dr Columbia, MO	4.0	3.0	1636	$2,200	$1.34	21d	1	1.49mi

Listing history 5 events

1. 2026-05-14
   status Pending 719-char remark

   Show marketing remark (719 chars)

   This is an online auction. The $180,000 starting bid does not reflect the selling price. Classic Craftsman-style home featuring 3 bedrooms, 1.5 baths, and approximately 2,350 finished square feet. Built in 1925, this home offers hardwood floors, detailed woodwork, and multiple living areas. The updated kitchen includes custom cabinetry by Mark Hall Cabinetry and solid surface countertops. Two sunrooms provide abundant natural light and flexible space for office, playroom, or additional living. Enjoy the large covered front porch and mature lot with private drive. Full walk-out, unfinished basement includes laundry area and storage room. EV Tesla Charger recently installed. Convenient central Columbia location.

2. 2026-04-16
   listed $180,000 Active 719-char remark

   Show marketing remark (719 chars)

   This is an online auction. The $180,000 starting bid does not reflect the selling price. Classic Craftsman-style home featuring 3 bedrooms, 1.5 baths, and approximately 2,350 finished square feet. Built in 1925, this home offers hardwood floors, detailed woodwork, and multiple living areas. The updated kitchen includes custom cabinetry by Mark Hall Cabinetry and solid surface countertops. Two sunrooms provide abundant natural light and flexible space for office, playroom, or additional living. Enjoy the large covered front porch and mature lot with private drive. Full walk-out, unfinished basement includes laundry area and storage room. EV Tesla Charger recently installed. Convenient central Columbia location.

3. 2009-12-16
   soldstatus
4. 2004-04-30
   soldstatus 250-char remark

   Show marketing remark (250 chars)

   MN K, LR, DR, FR, 1/2B UP BR, B OTH Well Maintained Old wouthwest home on a large lot. Excellent value great neighborhood. New roof, and foundation work. City sewer through private common collector - district being formed to replace private sections.

5. 2004-03-27
   listed $195,000 250-char remark

   Show marketing remark (250 chars)

   MN K, LR, DR, FR, 1/2B UP BR, B OTH Well Maintained Old wouthwest home on a large lot. Excellent value great neighborhood. New roof, and foundation work. City sewer through private common collector - district being formed to replace private sections.

ⓘ 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: $2,358 · $196/mo
• Projected year-2 tax: $2,358 · $196/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,720
• − Mortgage interest: −$10,083
• − Property taxes: −$2,358
• − Insurance: −$900
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$5,236
• Taxable income: $2,188
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $4,419/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

-7.7% since first listed

5 events — show timeline

• 2026-05-14 Pending — CBORMLS
• 2026-04-16 Listed $180,000 CBORMLS
• 2009-12-16 Sold (Public Records) — Public Records
• 2004-04-30 Sold (MLS) — CBORMLS
• 2004-03-27 Listed $195,000 CBORMLS

Property tax history

+3.8%/yr

Latest (2025): $2,358 · +11.1% YoY. Source: county tax records.