3512 N Creasy Springs Rd · Columbia, MO 65202

$200,000

3 bd · 1.5 ba · 1,136 sqft · SingleFamily public records · 3 Days on market

Built 1970 9,551 sqft lot $176/sqft · 33% below area Est $298k · 33% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• 1% rule +3.5/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New to market, ranch with a walk out basement. Three bedroom, 1.5 bath with a rough in for additional bath in basement. Large Kitchen/Dining Combo with natural light and built-in decorative shelving. Double sink, backsplash and nice kitchen window. Decorative spindled opening from big living room into the dining area. Master Bedroom has private half bath with linen closet. Large Deck off the rear of home. Priced so you can do any updates you see fit, such as new flooring and a fresh coat of paint. Basement has egress window and a tuck under oversized garage. Some fencing in the back yard. Location is excellent, minutes from Columbia Cosmopolitan Recreation Park. Just 8 minutes from 'The Links at Columbia'.

Key facts

• Fully remodeled
• Built-in garage
• Primary suite

Tags

• FULLY REMODELED
• PRIMARY SUITE
• PINK DOOR
• MINT GREEN CABINETRY
• UNFINISHED BASEMENT
• BUILT-IN GARAGE

Property features AI

Exterior

• Parking: 1-car garage
• Security: Security system; Smoke detectors
• Utilities: Public water
• Home design: Single-family residence; Residential property; Located in the PRAIRIE HILLS subdivision; Zoned R-1 (one-family dwelling)
• Exterior features: Deck; Sloped, cleared, rolling-slope lot; Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Disposal; Oven
• Bedrooms: 5 total rooms (includes all living spaces)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Tankless water heater; Instant hot water; Security system; Smoke detectors; Has basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $169k (15.4% below list).
• Recommended offer: $169k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: West Middle School (math 22% / reading 36%, grade F, #300 of 391 statewide, top 77%, 504 students, 58% FRL); David H. Hickman High (math 27% / reading 55%, grade F, #236 of 521 statewide, top 45%, 2,044 students, 33% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 351 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% 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 $6k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,215 (15.4% below list)

Questions for the listing agent

1. Built in 1970 — 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: 0.85% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (median comp): $298,087
• List price: $200,000
• Delta: -32.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3512 N Creasy Springs Rd	0.00mi	3/2.0	1,136 (0%)	1mo	$200,000	$176	98
3500 N Creasy Springs Rd	0.06mi	3/1.5	1,108 (-2%)	16mo	$199,900	$180	80
607 Armitage Dr	0.28mi	3/2.0	1,280 (+13%)	8mo	$265,000	$207	57
2403 N Creasy Springs Rd	0.72mi	3/1.5	1,214 (+7%)	5mo	$179,900	$148	51
613 Bear Valley Ct	0.75mi	3/1.0	1,206 (+6%)	4mo	$230,000	$191	49
904 Thames Ct	0.70mi	3/2.0	1,180 (+4%)	12mo	$219,900	$186	49
2410 Milicent Ct	0.72mi	3/1.0	1,251 (+10%)	18mo	$199,900	$160	32
2511 Emery Dr	0.60mi	3/2.0	1,269 (+12%)	22mo	$205,000	$162	32
909 Thames Ct	0.66mi	3/2.0	1,267 (+12%)	20mo	$234,900	$185	32
807 Norwalk Dr	0.74mi	3/2.0	1,268 (+12%)	17mo	$239,000	$188	30

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: -10.1%
• Equity multiple: 0.62×
• Total profit: $-21,233
• Equity at exit: $29,821

10-year hold

• IRR: 2.6%
• Equity multiple: 1.21×
• Total profit: $11,678
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $95

Break-even live

Break-even rent $1,572

Max offer price $200,000

Occupancy floor 89%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Promenade Dr Columbia, MO	3.0	2.0	1440	$2,000	$1.39	44d	1	0.22mi
655 Country Squire Ct Unit 655 Columbia, MO	3.0	2.0	1283	$1,350	$1.05	21d	1	0.64mi
613 Bear Valley Ct Columbia, MO	3.0	1.0	1206	$1,600	$1.33	21d	1	0.74mi
20 Blue Ridge Rd Unit 202 Columbia, MO	2.0	2.0	1100	$1,500	$1.36	21d	1	0.83mi
3910 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	44d	1	0.87mi
3927 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	44d	1	0.89mi
4001 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	44d	1	0.89mi
4013 Snowy Owl Dr Columbia, MO	4.0	3.0	1500	$1,695	$1.13	44d	1	0.90mi
3922 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	44d	1	0.91mi
214 Arctic Wolf Ct Columbia, MO	4.0	3.0	1500	$1,650	$1.10	44d	1	0.91mi
2011 Bridgewater Dr Columbia, MO	3.0	2.0	1436	$1,825	$1.27	21d	1	0.92mi
4006 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	44d	1	0.93mi
4014 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	44d	1	0.93mi
4016 Snowy Owl Dr Columbia, MO	4.0	3.0	1464	$1,650	$1.13	44d	1	0.93mi
1600 Parkside Dr Columbia, MO	2.0	1.0	885	$950	$1.07	44d	1	1.24mi
1502 Parkade Blvd Unit 2 Columbia, MO	2.0	1.0	700	$950	$1.36	44d	1	1.39mi
2500-2502 Hollyhock Dr Unit 2500 Columbia, MO	3.0	2.0	1272	$1,300	$1.02	44d	1	1.47mi

Listing history 12 events

1. 2026-05-09
   status Pending 316-char remark
2. 2026-05-06
   listed $200,000 Active 316-char remark
3. 2023-05-24
   soldstatus Closed 715-char remark

   Show marketing remark (715 chars)

   New to market, ranch with a walk out basement. Three bedroom, 1.5 bath with a rough in for additional bath in basement. Large Kitchen/Dining Combo with natural light and built-in decorative shelving. Double sink, backsplash and nice kitchen window. Decorative spindled opening from big living room into the dining area. Master Bedroom has private half bath with linen closet. Large Deck off the rear of home. Priced so you can do any updates you see fit, such as new flooring and a fresh coat of paint. Basement has egress window and a tuck under oversized garage. Some fencing in the back yard. Location is excellent, minutes from Columbia Cosmopolitan Recreation Park. Just 8 minutes from 'The Links at Columbia'.

4. 2023-05-23
   soldstatus Closed

   Show marketing remark (716 chars)

   New to market, ranch with a walk out basement. Three bedroom, 1.5 bath with a rough in for additional bath in basement. Large Kitchen/Dining Combo with natural light and built-in decorative shelving. Double sink, backsplash and nice kitchen window. Decorative spindled opening from big living room into the dining area. Master Bedroom has private half bath with linen closet. Large Deck off the rear of home. Priced so you can do any updates you see fit, such as new flooring and a fresh coat of paint. Basement has egress window and a tuck under oversized garage. Some fencing in the back yard. Location is excellent, minutes from Columbia Cosmopolitan Recreation Park. Just 8 minutes from 'The Links at Columbia'.

5. 2023-05-23
   soldstatus

   Show marketing remark (716 chars)

   New to market, ranch with a walk out basement. Three bedroom, 1.5 bath with a rough in for additional bath in basement. Large Kitchen/Dining Combo with natural light and built-in decorative shelving. Double sink, backsplash and nice kitchen window. Decorative spindled opening from big living room into the dining area. Master Bedroom has private half bath with linen closet. Large Deck off the rear of home. Priced so you can do any updates you see fit, such as new flooring and a fresh coat of paint. Basement has egress window and a tuck under oversized garage. Some fencing in the back yard. Location is excellent, minutes from Columbia Cosmopolitan Recreation Park. Just 8 minutes from 'The Links at Columbia'.

6. 2023-05-11
   status Pending 715-char remark

   Show marketing remark (716 chars)

   New to market, ranch with a walk out basement. Three bedroom, 1.5 bath with a rough in for additional bath in basement. Large Kitchen/Dining Combo with natural light and built-in decorative shelving. Double sink, backsplash and nice kitchen window. Decorative spindled opening from big living room into the dining area. Master Bedroom has private half bath with linen closet. Large Deck off the rear of home. Priced so you can do any updates you see fit, such as new flooring and a fresh coat of paint. Basement has egress window and a tuck under oversized garage. Some fencing in the back yard. Location is excellent, minutes from Columbia Cosmopolitan Recreation Park. Just 8 minutes from 'The Links at Columbia'.

7. 2023-05-11
   status Pending

   Show marketing remark (716 chars)

   New to market, ranch with a walk out basement. Three bedroom, 1.5 bath with a rough in for additional bath in basement. Large Kitchen/Dining Combo with natural light and built-in decorative shelving. Double sink, backsplash and nice kitchen window. Decorative spindled opening from big living room into the dining area. Master Bedroom has private half bath with linen closet. Large Deck off the rear of home. Priced so you can do any updates you see fit, such as new flooring and a fresh coat of paint. Basement has egress window and a tuck under oversized garage. Some fencing in the back yard. Location is excellent, minutes from Columbia Cosmopolitan Recreation Park. Just 8 minutes from 'The Links at Columbia'.

8. 2023-04-20
   price $150,000

   Show marketing remark (715 chars)

   New to market, ranch with a walk out basement. Three bedroom, 1.5 bath with a rough in for additional bath in basement. Large Kitchen/Dining Combo with natural light and built-in decorative shelving. Double sink, backsplash and nice kitchen window. Decorative spindled opening from big living room into the dining area. Master Bedroom has private half bath with linen closet. Large Deck off the rear of home. Priced so you can do any updates you see fit, such as new flooring and a fresh coat of paint. Basement has egress window and a tuck under oversized garage. Some fencing in the back yard. Location is excellent, minutes from Columbia Cosmopolitan Recreation Park. Just 8 minutes from 'The Links at Columbia'.

9. 2023-04-20
   listed $150,000 Active 715-char remark

   Show marketing remark (715 chars)

   New to market, ranch with a walk out basement. Three bedroom, 1.5 bath with a rough in for additional bath in basement. Large Kitchen/Dining Combo with natural light and built-in decorative shelving. Double sink, backsplash and nice kitchen window. Decorative spindled opening from big living room into the dining area. Master Bedroom has private half bath with linen closet. Large Deck off the rear of home. Priced so you can do any updates you see fit, such as new flooring and a fresh coat of paint. Basement has egress window and a tuck under oversized garage. Some fencing in the back yard. Location is excellent, minutes from Columbia Cosmopolitan Recreation Park. Just 8 minutes from 'The Links at Columbia'.

10. 2023-04-14
    listed $160,000 Active

    Show marketing remark (716 chars)

    New to market, ranch with a walk out basement. Three bedroom, 1.5 bath with a rough in for additional bath in basement. Large Kitchen/Dining Combo with natural light and built-in decorative shelving. Double sink, backsplash and nice kitchen window. Decorative spindled opening from big living room into the dining area. Master Bedroom has private half bath with linen closet. Large Deck off the rear of home. Priced so you can do any updates you see fit, such as new flooring and a fresh coat of paint. Basement has egress window and a tuck under oversized garage. Some fencing in the back yard. Location is excellent, minutes from Columbia Cosmopolitan Recreation Park. Just 8 minutes from 'The Links at Columbia'.

11. 1999-11-24
    soldstatus
12. 1999-06-19
    listed $83,500

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$624/yr (+$52/mo · 47.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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: $20,306
• − Mortgage interest: −$11,203
• − Property taxes: −$1,316
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$5,818
• Taxable loss: −$2,281
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $1,687/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

+139.5% since first listed

14 events — show timeline

• 2026-06-04 Sold (Public Records) — Public Records
• 2026-06-04 Sold (MLS) — CBORMLS
• 2026-05-09 Pending — CBORMLS
• 2026-05-06 Listed $200,000 CBORMLS
• 2023-05-24 Sold (MLS) — JCMLS
• 2023-05-23 Sold (Public Records) — Public Records
• 2023-05-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-05-11 Pending — JCMLS
• 2023-05-11 Pending — MARIS as Distributed by MLS Grid
• 2023-04-20 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2023-04-20 Listed $150,000 JCMLS
• 2023-04-14 Listed $160,000 MARIS as Distributed by MLS Grid
• 1999-11-24 Sold (MLS) — CBORMLS
• 1999-06-19 Listed $83,500 CBORMLS

Property tax history

+3.4%/yr

Latest (2025): $1,316 · +11.1% YoY. Source: county tax records.