1417 Stone St · Columbia, MO 65201

$175,000

3 bd · 1.0 ba · 922 sqft · SingleFamily public records · 13 Days on market

Built 1945 $190/sqft · 47% above area Est $184k · 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 +17.3/30.0
• ARV discount +9.6/15.0
• DSCR +5.4/10.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready in quiet neighborhood! 2016 - Designer color interior paint, refinished wood floors in LR & all bedrooms, light fixtures, stove, refrigerator, front door & interior doors, all new vinyl windows except 2, power wash deck. Newer dishwasher. High efficient furnace, Large private, wooded lot is 280 ft. deep. Easy access to I-70 & Hwy 63 for commuters! Minutes to everything in Columbia

Key facts

• Large family room
• Large double lot
• Backyard space

Tags

• LARGE DOUBLE LOT
• HARDWOOD FLOORS
• LARGE FAMILY ROOM
• BACKYARD SPACE
• UNFINISHED SPACE FOR STORAGE
• EASY ACCESS TO HIGHWAY

Property features AI

Exterior

• Parking: Open parking (no garage)
• Security: Smoke detectors
• Utilities: Public water; Cable available
• Home design: Single-family residence; Residential property; Zoned for multi-family (R-MF Multiple-Family Dwelling*)
• Construction: Below-grade finished area present (finished basement area); Sump pump in basement
• Exterior features: Deck; Front porch; Chain-link fence around part of the backyard; Shed

Interior

• Kitchen: Electric range; Dishwasher
• Bedrooms: 1 total room (see rooms count)
• Flooring: Wood; Concrete; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Smart thermostat; Eat-in kitchen; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $152k (13.4% below list).
• Recommended offer: $152k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Zoned schools: 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 at 33% FRL track the district average.
• Market conditions: Rents rising fast (+10.3%/yr); 355 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 38% of the median local income ($48k/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 + 8.0% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,572 (13.4% below list)

Questions for the listing agent

1. Built in 1945 — 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: 0.87% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (median comp): $183,622
• List price: $175,000
• Delta: -4.70%
• 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
1414 Fir Pl	0.09mi	2/1.0 (-1)	896 (-3%)	16mo	$133,000	$148	73
1503 Paris Rd	0.53mi	2/1.0 (-1)	920 (-0%)	3mo	$158,000	$172	67
1106 N Eighth St	0.35mi	2/1.0 (-1)	920 (-0%)	14mo	$175,900	$191	67
1110 N 8th St	0.33mi	3/1.0	963 (+4%)	17mo	$192,000	$199	63
1201 Pannell St	0.25mi	2/1.0 (-1)	868 (-6%)	16mo	$165,000	$190	60
1104 N Eighth St	0.35mi	2/1.0 (-1)	887 (-4%)	15mo	$179,000	$202	60
803 N Seventh St	0.63mi	3/1.0	864 (-6%)	8mo	$154,900	$179	53
411 N William St	0.72mi	2/1.0 (-1)	831 (-10%)	2mo	$189,900	$229	43
801 Moss St	0.68mi	2/1.0 (-1)	864 (-6%)	13mo	$185,000	$214	42
605 Paris Ct	0.63mi	2/1.0 (-1)	792 (-14%)	3mo	$165,000	$208	40
912 N 7th St	0.53mi	3/1.0	800 (-13%)	19mo	$119,000	$149	37
1515 Paris Rd	0.52mi	2/1.0 (-1)	1,046 (+13%)	24mo	$180,000	$172	28

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: -6.4%
• Equity multiple: 0.75×
• Total profit: $-12,187
• Equity at exit: $26,093

10-year hold

• IRR: 8.1%
• Equity multiple: 1.74×
• Total profit: $36,176
• Equity at exit: $15,131

Cash invested: $49,000 (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 65201

• Rents YoY: 10.3%
• Active inventory: 355
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$918
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $129

Break-even live

Break-even rent $1,352

Max offer price $175,000

Occupancy floor 86%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 N Ann St Unit 10 Columbia, MO	2.0	1.0	786	$2,000	$2.54	43d	1	0.58mi
801 N Ann St Unit 9 Columbia, MO	2.0	1.0	786	$1,150	$1.46	43d	1	0.58mi
1615 Kittyhawk Dr Unit 1615-3 Columbia, MO	2.0	2.0	1040	$1,195	$1.15	43d	1	0.87mi
1504 June Ln Unit B Columbia, MO	2.0	1.0	980	$1,100	$1.12	43d	1	0.97mi
2206 Whitegate Dr Columbia, MO	1.0–2.0	1.0	818	$1,031	$1.26	13d	20	1.00mi
810 E Broadway Unit 4 Columbia, MO	4.0	2.0	1048	$1,400	$1.34	43d	1	1.06mi
1511 Sylvan Ln Columbia, MO	2.0	1.0	950	$1,100	$1.16	43d	1	1.11mi
110 Dorsey St Unit 201 Columbia, MO	2.0	1.0	700	$1,000	$1.43	43d	1	1.17mi
1502 Parkade Blvd Unit 2 Columbia, MO	2.0	1.0	700	$950	$1.36	43d	1	1.17mi
1503 Anthony St Unit 1 Columbia, MO	2.0	1.0	850	$1,300	$1.53	13d	1	1.25mi
308 S 9th St Columbia, MO	1.0–2.0	1.0–2.0	824	$2,148	$2.61	43d	1	1.29mi
1001 University Ave Columbia, MO	1.0–2.0	1.0–2.0	932	$2,375	$2.55	21d	14	1.35mi
309 Alexander Ave Columbia, MO	2.0	1.0	728	$1,200	$1.65	13d	1	1.36mi
20 Blue Ridge Rd Unit 202 Columbia, MO	2.0	2.0	1100	$1,500	$1.36	21d	1	1.37mi
1618 University Ave Columbia, MO	3.0	1.0	988	$2,025	$2.05	21d	1	1.41mi
1626 University Ave Columbia, MO	2.0	1.0	725	$1,250	$1.72	13d	3	1.43mi
607 Ridgeway Ave Columbia, MO	2.0	1.0	728	$1,300	$1.79	43d	1	1.44mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	43d	1	1.46mi

Listing history 5 events

1. 2026-05-08
   listed $175,000 Active 358-char remark
2. 2016-11-21
   soldstatus
3. 2016-11-18
   soldstatus 415-char remark

   Show marketing remark (415 chars)

   Move in ready in quiet neighborhood! 2016 - Designer color interior paint, refinished wood floors in LR & all bedrooms, light fixtures, stove, refrigerator, front door & interior doors, all new vinyl windows except 2, power wash deck. Newer dishwasher. High efficient furnace, Large private, wooded lot is 280 ft. deep. Easy access to I-70 & Hwy 63 for commuters! Minutes to everything in Columbia

4. 2016-08-19
   listed $119,900 415-char remark

   Show marketing remark (415 chars)

   Move in ready in quiet neighborhood! 2016 - Designer color interior paint, refinished wood floors in LR & all bedrooms, light fixtures, stove, refrigerator, front door & interior doors, all new vinyl windows except 2, power wash deck. Newer dishwasher. High efficient furnace, Large private, wooded lot is 280 ft. deep. Easy access to I-70 & Hwy 63 for commuters! Minutes to everything in Columbia

5. 2011-09-26
   soldstatus

ⓘ 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: $932 · $78/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$766/yr (+$64/mo · 82.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $18,189
• − Mortgage interest: −$9,803
• − Property taxes: −$932
• − Insurance: −$875
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$5,091
• Taxable loss: −$1,422
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $1,891/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): 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

+46.0% since first listed

6 events — show timeline

• 2026-05-21 Pending — CBORMLS
• 2026-05-08 Listed $175,000 CBORMLS
• 2016-11-21 Sold (Public Records) — Public Records
• 2016-11-18 Sold (MLS) — CBORMLS
• 2016-08-19 Listed $119,900 CBORMLS
• 2011-09-26 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $932 · +11.2% YoY. Source: county tax records.