1100 Kennesaw Ridge Rd #608 · Columbia, MO 65202

$177,900

3 bd · 2.0 ba · 1,135 sqft · Condo public records · 1 Days on market

Built 2004 $232/mo HOA · 14% of rent

---

Why this score? — see what drove the D- 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 +10.9/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Rent growth +4.0/5.0
• DSCR +3.2/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great upper level 3 bedroom, 2 bathroom condo at Spencer's Crest has private wooded views from the deck! All new paint & fresh carpeting! Great amenities and well kept grounds await you at this lovely condominium community!

Key facts

• $232 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Annual tax: $1,363.64
• Financial info: Land is leased with a $65 monthly land lease
• HOA & community: Homeowners association with a $232 monthly fee; Community pool

Exterior

• Parking: Detached garage (1 car); Open parking; Paved shared driveway
• Security: Smoke detector(s)
• Utilities: Public water; Cable available
• Home design: Residential condominium; Planned District (M-C Mixed Use Corridor*)
• Construction: Slab foundation; In-ground pool
• Exterior features: Covered patio/porch; Deck; Rear porch; Partially wooded; Cleared, level lot; Paved road

Interior

• Kitchen: Refrigerator; Microwave; Exhaust fan; Electric range; Dishwasher; Built-in electric oven
• Bedrooms: 2 rooms total
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Breakfast bar; Walk-in closet(s); Smart thermostat

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $178k.

Deal economics

• At list price, monthly cash flow is $-79 ($-949/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (9.4% below list).
• Recommended offer: $161k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Derby Ridge Elem. (math 13% / reading 24%, grade F, #960 of 1,115 statewide, top 86%, 395 students, 70% FRL); John B. Lange Middle (math 13% / reading 22%, grade F, #350 of 391 statewide, top 90%, 529 students, 65% FRL); Muriel W. Battle High School (math 7% / reading 47%, grade F, #420 of 521 statewide, top 82%, 1,581 students, 48% FRL) — zoned schools average 61% FRL vs 35% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 36% district-wide (-16 pts) — the specific schools serving this property underperform the Columbia 93 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.0%/yr); 351 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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).

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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $161,221 (9.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.96% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.42×
• Total profit: $-28,818
• Equity at exit: $26,525

10-year hold

• IRR: -2.5%
• Equity multiple: 0.81×
• Total profit: $-9,612
• Equity at exit: $15,382

Cash invested: $49,812 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$933
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$74
• HOA: −$232
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-79

Break-even live

Break-even rent $1,712

Max offer price $163,937

Occupancy floor 100%

Sensitivity live

Price	-10% $22	-5% $-29	+0% $-79	+5% $-129	+10% $-180
Rent	-10% $-206	-5% $-143	+0% $-79	+5% $-15	+10% $48
Rate	-1.0pp $11	-0.5pp $-34	base $-79	+0.5pp $-125	+1.0pp $-172

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: $44,475
• Closing costs: $5,337
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4305 Derby Ridge Dr Columbia, MO	3.0	2.0	1128	$1,425	$1.26	45d	1	0.57mi
3922 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	0.65mi
4006 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	0.66mi
3910 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	0.67mi
4014 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	0.68mi
4016 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	45d	1	0.68mi
3927 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	45d	1	0.69mi
4001 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	45d	1	0.69mi
1602 Typhoon Dr Columbia, MO	3.0	2.0	1380	$1,750	$1.27	22d	1	0.70mi
1521 Typhoon Ct Columbia, MO	3.0	2.0	1128	$1,425	$1.26	45d	1	0.70mi
4013 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	45d	1	0.71mi
214 Arctic Wolf Ct Columbia, MO	4.0	3.0	1500	$1,650	$1.10	45d	1	0.73mi
1610 Typhoon Dr Columbia, MO	3.0	2.0	1418	$1,750	$1.23	45d	1	0.73mi
1602 High Quest Cir Columbia, MO	3.0	2.0	1128	$1,425	$1.26	45d	1	0.80mi
20 Blue Ridge Rd Unit 202 Columbia, MO	2.0	2.0	1100	$1,500	$1.36	22d	1	0.85mi
1615 Kittyhawk Dr Unit 1615-3 Columbia, MO	2.0	2.0	1040	$1,195	$1.15	45d	1	0.88mi
1601-1603 Bold Ruler Dr Columbia, MO	3.0	2.0	1128	$1,425	$1.26	15d	1	0.90mi
1605 Bold Ruler Ct Columbia, MO	3.0	2.0	1140	$1,425	$1.25	45d	1	0.92mi
1627 Bold Ruler Ct Columbia, MO	3.0	2.0	1128	$1,425	$1.26	45d	1	0.95mi
1635 Bold Ruler Ct Columbia, MO	3.0	2.0	1140	$1,425	$1.25	45d	1	0.97mi
1516 Citadel Dr Columbia, MO	4.0	3.0	1402	$1,495	$1.07	45d	1	0.99mi
1613 Citadel Dr Columbia, MO	2.0	2.5	1250	$1,275	$1.02	45d	1	1.01mi
1403 Bodie Dr Columbia, MO	4.0	3.0	1402	$1,495	$1.07	45d	1	1.26mi
1401-1403 Bodie Dr Columbia, MO	4.0	3.0	1402	$1,495	$1.07	22d	1	1.26mi
1424 Bodie Dr Columbia, MO	3.0	2.0	1393	$1,750	$1.26	45d	1	1.27mi
5211 Currituck Ln Columbia, MO	4.0	3.0	1402	$1,495	$1.07	45d	1	1.28mi
1417 Bodie Dr Columbia, MO	4.0	3.0	1402	$1,495	$1.07	46d	1	1.29mi
1419 Bodie Dr Columbia, MO	4.0	3.0	1402	$1,495	$1.07	45d	1	1.29mi
1432 Bodie Dr Columbia, MO	3.0	2.0	1393	$1,750	$1.26	45d	1	1.29mi
5301 Currituck Ln Columbia, MO	4.0	3.0	1374	$1,495	$1.09	45d	1	1.29mi
1500 Bodie Dr Columbia, MO	3.0	2.0	1393	$1,750	$1.26	22d	1	1.30mi
5305 Currituck Ln Unit 5305 Columbia, MO	4.0	3.0	1402	$1,495	$1.07	15d	1	1.30mi
5305 Currituck Ln Columbia, MO	4.0	3.0	1402	$1,495	$1.07	45d	1	1.30mi
5307 Currituck Ln Columbia, MO	4.0	3.0	1402	$1,495	$1.07	45d	1	1.31mi
5309-5311 Currituck Ln Columbia, MO	4.0	3.0	1402	$1,495	$1.07	45d	1	1.32mi
1507 Bodie Dr Columbia, MO	4.0	3.0	1402	$1,495	$1.07	45d	1	1.34mi
1524 Bodie Dr Columbia, MO	3.0	2.0	1393	$1,750	$1.26	45d	1	1.35mi
1405 Greensboro Dr Columbia, MO	4.0	3.0	1420	$1,495	$1.05	22d	1	1.36mi
1413 Greensboro Dr Columbia, MO	4.0	3.0	1420	$1,495	$1.05	15d	1	1.37mi
1427 Greensboro Dr Columbia, MO	4.0	3.0	1420	$1,495	$1.05	15d	1	1.37mi

HOA detail condo

• Monthly dues: $232 · $2,784/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-17
   statusdays on market $177,900 Pending 1 DOM
2. 2026-06-16
   days on market $177,900 Coming Soon 8 DOM
3. 2026-06-15
   days on market $177,900 Coming Soon 7 DOM
4. 2026-06-14
   days on market $177,900 Coming Soon 5 DOM
5. 2026-06-13
   days on market $177,900 Coming Soon 4 DOM
6. 2026-06-10
   days on market $177,900 Coming Soon 2 DOM
7. 2026-06-09
   remarks 218-char remark
8. 2026-06-09
   listed $177,900 Coming Soon 1 DOM

ⓘ 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: $1,364 · $114/mo
• Projected year-2 tax: $1,726 · $144/mo
• Expected delta: +$362/yr (+$30/mo · 26.5%)

ⓘ 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 2/10 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: $19,347
• − Mortgage interest: −$9,965
• − Property taxes: −$1,364
• − Insurance: −$890
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − HOA: −$2,784
• − Depreciation: −$5,175
• Taxable loss: −$3,927
• Est. tax savings @ 24.0%: +$942
• After-tax cash flow: $-6/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

+27.2% since first listed

6 events — show timeline

• 2026-06-08 Coming Soon $177,900 CBORMLS
• 2022-12-15 Sold (Public Records) — Public Records
• 2022-07-20 Sold (Public Records) — Public Records
• 2022-07-15 Sold (MLS) — CBORMLS
• 2022-06-22 Pending — CBORMLS
• 2022-06-19 Listed $139,900 CBORMLS

Property tax history

+2.4%/yr

Latest (2025): $1,364 · +11.2% YoY. Source: county tax records.