1203 Lakeview Ave · Columbia, MO 65201

$235,900

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 354 Days on market

Built 2022 7,763 sqft lot Est $169k · 40% over

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Why this score? — see what drove the F 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 +10.0/30.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Schools +3.1/10.0
• DSCR +2.9/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW CONSTRUCTION!!!! This 3 bdrm 1 bath home is located just minutes from the University, Hospitals and downtown. An open concept floor plan and location are perfect for students, an investor or someone that wants to own a high quality, maintenance free AIRB & B. Take a look today!!

Key facts

• Enhanced insulation
• Generous pantry
• Ample closet space

Tags

• LARGE KITCHEN
• WOOD CABINETRY
• GENEROUS PANTRY
• EASY-CARE LAMINATE COUNTERTOPS
• AMPLE CLOSET SPACE
• ENHANCED INSULATION

Property features AI

Exterior

• Parking: Paved parking (no garage)
• Utilities: Public water; Cable available
• Home design: Single-family residence; Residential property
• Construction: Slab foundation; Built by New Haven
• Exterior features: Front porch; Paved road/access

Interior

• Kitchen: Microwave; Electric range; Disposal
• Bedrooms: 1 total room (see interior for layout)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (electric)
• Interior features: Walk-in closets; Pantry; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (24.9% below list).
• Recommended offer: $177k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 44% 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 $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 354 days — a 12% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $177,235 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 354 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $168,756
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 N Eighth St	0.25mi	3/2.0	1,219 (+6%)	12mo	$191,500	$157	64
2012 Garnet Dr	0.74mi	3/1.0	1,130 (-2%)	6mo	$199,900	$177	58
803 Wilkes Blvd	0.45mi	3/1.0	1,072 (-7%)	12mo	$139,000	$130	58
1805 Monroe St	0.63mi	3/2.0	1,212 (+6%)	6mo	$144,900	$120	52
913 N Eighth St	0.38mi	3/1.5	1,091 (-5%)	24mo	$160,000	$147	52
603 N 6th St	0.68mi	2/1.0 (-1)	1,062 (-8%)	2mo	$174,900	$165	50
1410 Wilkes Blvd	0.45mi	3/2.0	1,104 (-4%)	24mo	$155,000	$140	49
604 N Fourth St	0.74mi	3/1.0	1,072 (-7%)	16mo	$139,900	$131	41
204 E Forest Ave	0.70mi	3/2.0	1,257 (+10%)	9mo	$180,000	$143	40
1618 Hinkson Ave	0.72mi	2/1.0 (-1)	1,056 (-8%)	10mo	$225,000	$213	39
1515 Paris Rd	0.48mi	2/1.0 (-1)	1,046 (-9%)	24mo	$180,000	$172	38

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: -15.5%
• Equity multiple: 0.43×
• Total profit: $-37,935
• Equity at exit: $35,173

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-2,165
• Equity at exit: $20,396

Cash invested: $66,052 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$1,237
• Tax from tax record: −$207 /mo · $2,482/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-142

Break-even live

Break-even rent $1,952

Max offer price $210,803

Occupancy floor —

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: $58,975
• Closing costs: $7,077
• Reserves months: —
• Total cash needed: —

Rent comps 31 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	44d	1	0.47mi
801 N Ann St Unit 9 Columbia, MO	2.0	1.0	786	$1,150	$1.46	44d	1	0.53mi
801 N Ann St Unit 10 Columbia, MO	2.0	1.0	786	$2,000	$2.54	44d	1	0.53mi
503 N William St Columbia, MO	4.0	2.0	1340	$2,400	$1.79	13d	1	0.62mi
1009 Otto Ct Columbia, MO	2.0	1.0	1210	$1,230	$1.02	21d	1	0.65mi
1800 McAlester St Columbia, MO	3.0	2.0	1390	$1,695	$1.22	44d	1	0.70mi
403 N 9th St Columbia, MO	3.0	2.0	1397	$1,800	$1.29	13d	1	0.71mi
1200 E Walnut St Columbia, MO	2.0	2.0	1470	$2,575	$1.75	13d	2	0.87mi
1615 Kittyhawk Dr Unit 1615-3 Columbia, MO	2.0	2.0	1040	$1,195	$1.15	44d	1	0.93mi
1504 June Ln Unit B Columbia, MO	2.0	1.0	980	$1,100	$1.12	44d	1	0.98mi
810 E Broadway Unit 4 Columbia, MO	4.0	2.0	1048	$1,400	$1.34	44d	1	1.00mi
2206 Whitegate Dr Columbia, MO	1.0–2.0	1.0	818	$1,031	$1.26	13d	20	1.01mi
110 Dorsey St Unit 201 Columbia, MO	2.0	1.0	700	$1,000	$1.43	44d	1	1.10mi
301 W Forest Ave Columbia, MO	3.0	2.0	1162	$1,395	$1.20	13d	1	1.10mi
1511 Sylvan Ln Columbia, MO	2.0	1.0	950	$1,100	$1.16	44d	1	1.12mi
1502 Parkade Blvd Unit 2 Columbia, MO	2.0	1.0	700	$950	$1.36	44d	1	1.18mi
1503 Anthony St Unit 1 Columbia, MO	2.0	1.0	850	$1,300	$1.53	13d	1	1.18mi
308 S 9th St Columbia, MO	1.0–2.0	1.0–2.0	824	$2,148	$2.61	44d	1	1.23mi
103 N Garth Ave Columbia, MO	3.0	2.0	1196	$2,950	$2.47	21d	1	1.25mi
1001 University Ave Columbia, MO	1.0–2.0	1.0–2.0	932	$2,375	$2.55	21d	14	1.28mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	21d	1	1.32mi
309 Alexander Ave Columbia, MO	2.0	1.0	728	$1,200	$1.65	13d	1	1.33mi
1618 University Ave Columbia, MO	3.0	1.0	988	$2,025	$2.05	21d	1	1.34mi
1626 University Ave Columbia, MO	2.0	1.0	725	$1,250	$1.72	13d	3	1.37mi
113 Crestmere Ave Unit 101 Columbia, MO	2.0	1.0	1300	$3,000	$2.31	44d	1	1.41mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	44d	1	1.41mi
607 Ridgeway Ave Columbia, MO	2.0	1.0	728	$1,300	$1.79	44d	1	1.42mi
20 Blue Ridge Rd Unit 202 Columbia, MO	2.0	2.0	1100	$1,500	$1.36	21d	1	1.43mi
109 E Stewart Rd Unit C Columbia, MO	2.0	1.0	750	$1,200	$1.60	21d	1	1.48mi
109 E Stewart Rd Apt A Columbia, MO	2.0	1.0	1000	$1,500	$1.50	21d	1	1.48mi
109 E Stewart Rd Columbia, MO	2.0–3.0	1.0	750	$1,950	$2.60	44d	3	1.48mi

Listing history 12 events

1. 2026-05-18
   status Active
2. 2026-04-03
   status Pending
3. 2025-08-25
   price $235,900
4. 2025-07-21
   price $237,900
5. 2025-06-08
   price $238,900
6. 2025-04-23
   listed $239,900 Active
7. 2022-12-29
   soldstatus Closed 294-char remark

   Show marketing remark (294 chars)

   BRAND NEW CONSTRUCTION!!!! This 3 bdrm 1 bath home is located just minutes from the University, Hospitals and downtown. An open concept floor plan and location are perfect for students, an investor or someone that wants to own a high quality, maintenance free AIRB & B. Take a look today!!

8. 2022-12-05
   status Pending 294-char remark

   Show marketing remark (294 chars)

   BRAND NEW CONSTRUCTION!!!! This 3 bdrm 1 bath home is located just minutes from the University, Hospitals and downtown. An open concept floor plan and location are perfect for students, an investor or someone that wants to own a high quality, maintenance free AIRB & B. Take a look today!!

9. 2022-10-26
   listed $225,000 Active 294-char remark

   Show marketing remark (294 chars)

   BRAND NEW CONSTRUCTION!!!! This 3 bdrm 1 bath home is located just minutes from the University, Hospitals and downtown. An open concept floor plan and location are perfect for students, an investor or someone that wants to own a high quality, maintenance free AIRB & B. Take a look today!!

10. 2021-08-05
    soldstatus
11. 2021-08-04
    soldstatus 167-char remark

    Show marketing remark (167 chars)

    Rare and ready to go R-MF zoned lot. Seller spent 9k to repair and replace sewer tap at main and sewer service lateral. This lot is cleared and ready for construction.

12. 2015-01-07
    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: $2,482 · $207/mo
• Projected year-2 tax: $2,482 · $207/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
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,268
• − Mortgage interest: −$13,214
• − Property taxes: −$2,482
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$6,863
• Taxable loss: −$5,873
• Est. tax savings @ 24.0%: +$1,410
• After-tax cash flow: $-295/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

+4.8% since first listed

12 events — show timeline

• 2026-05-18 Relisted — CBORMLS
• 2026-04-03 Pending — CBORMLS
• 2025-08-25 Price Changed $235,900 CBORMLS
• 2025-07-21 Price Changed $237,900 CBORMLS
• 2025-06-08 Price Changed $238,900 CBORMLS
• 2025-04-23 Listed $239,900 CBORMLS
• 2022-12-29 Sold (MLS) — CBORMLS
• 2022-12-05 Pending — CBORMLS
• 2022-10-26 Listed $225,000 CBORMLS
• 2021-08-05 Sold (Public Records) — Public Records
• 2021-08-04 Sold (MLS) — CBORMLS
• 2015-01-07 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $2,482 · -2.9% YoY. Source: county tax records.