415 N 8th St · Columbia, MO 65201

$125,000

4 bd · 2.0 ba · 2,084 sqft · MultiFamily public records · 23 Days on market

Built 1920 9,488 sqft lot

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This is a online only auction. The price listed is the starting bid and does not reflect the selling price. Investment opportunity near Columbia College! This 2,084± sq. ft. duplex at 415 N 8th Street, Columbia, MO offers strong income-producing potential with R-MF zoning. The property consists of 2 units with a total of 4 bedrooms and 2 bathrooms. Both units are currently leased, providing immediate rental income. Siding, windows, and steps were replaced in 2022. Conveniently located just minutes from downtown Columbia, campus amenities, dining, and shopping, this property presents an excellent opportunity for investors looking to expand their rental portfolio in a high-demand area.

Key facts

• Currently leased
• High-demand area
• R-mf zoning

Tags

• INVESTMENT OPPORTUNITY
• R-MF ZONING
• CURRENTLY LEASED
• MINUTES FROM DOWNTOWN COLUMBIA
• HIGH-DEMAND AREA

Property features AI

Finance

• Other: Lot roughly 68.58 x 138.35; Subdivision: GUITAR
• Financial info: Annual tax listed

Exterior

• Parking: Gravel parking
• Home design: Duplex (residential income property); Zoned R-MF (multiple-family dwelling)
• Exterior features: Gravel parking

Interior

• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $910/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.8% 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: Thomas Benton Elem. (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 216 students, 99% FRL); 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 average 55% FRL vs 35% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.3%/yr); 355 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).
• At $3,328/mo this rent would consume 83% of the median local household income ($48k/yr) (locally 4323% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 2.66% ✓
• Cap rate: 23.76%
• Cash-on-cash: 62.39%
• DSCR: 3.78
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 66.8%
• Equity multiple: 4.24×
• Total profit: $113,241
• Equity at exit: $18,638

10-year hold

• IRR: 72.6%
• Equity multiple: 10.37×
• Total profit: $327,954
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,328 high
• Mortgage (P&I): −$656
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$699
• Net cashflow: $1,820

Break-even live

Break-even rent $1,025

Max offer price $125,000

Occupancy floor 40%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,328
Total (2 units)			$3,328

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	43d	1	0.51mi
1413 Paris Rd Unit 101 Columbia, MO	4.0	4.0	1659	$2,800	$1.69	43d	1	0.53mi
1415 Paris Rd Unit A Columbia, MO	4.0	2.0	1659	$3,200	$1.93	43d	1	0.54mi
1514 Richardson St Columbia, MO	4.0	2.0	1827	$1,800	$0.99	20d	1	0.61mi
600 N William St Columbia, MO	5.0	2.5	2120	$2,400	$1.13	20d	1	0.63mi
409 Sanford Ave Unit 102 Columbia, MO	4.0	3.0	1798	$2,400	$1.33	43d	1	0.93mi
205 West Blvd N Columbia, MO	4.0	2.0	1456	$1,550	$1.06	43d	1	1.35mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	13d	1	1.35mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	43d	1	1.35mi
1007 Hardin St Columbia, MO	3.0	2.0	1554	$1,625	$1.05	20d	1	1.35mi
319 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	43d	1	1.36mi
1007 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	43d	1	1.38mi
1011 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	43d	1	1.39mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	20d	1	1.42mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	43d	1	1.42mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	1.42mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	1.43mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	43d	1	1.45mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	13d	1	1.45mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	1.45mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	1.45mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	13d	1	1.45mi
203 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	43d	1	1.45mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	20d	1	1.45mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	43d	1	1.45mi
1008 Lakeshore Dr Columbia, MO	3.0	1.0	1783	$1,850	$1.04	20d	1	1.47mi

Listing history 22 events

1. 2026-06-19
   days on market $125,000 Active 23 DOM
2. 2026-06-18
   days on market $125,000 Active 22 DOM
3. 2026-06-17
   days on market $125,000 Active 21 DOM
4. 2026-06-16
   days on market $125,000 Active 20 DOM
5. 2026-06-15
   days on market $125,000 Active 19 DOM
6. 2026-06-14
   days on market $125,000 Active 17 DOM
7. 2026-06-13
   days on market $125,000 Active 16 DOM
8. 2026-06-10
   days on market $125,000 Active 14 DOM
9. 2026-06-09
   days on market $125,000 Active 13 DOM
10. 2026-06-08
    days on market $125,000 Active 12 DOM
11. 2026-06-07
    days on market $125,000 Active 11 DOM
12. 2026-06-05
    days on market $125,000 Active 8 DOM
13. 2026-06-03
    days on market $125,000 Active 7 DOM
14. 2026-06-02
    days on market $125,000 Active 6 DOM
15. 2026-05-31
    days on market $125,000 Active 4 DOM
16. 2026-05-30
    days on market $125,000 Active 3 DOM
17. 2026-05-27
    listed $125,000 Active
18. 2025-03-24
    historical $995
19. 2025-02-07
    listed $995
20. 2024-08-10
    historical $900
21. 2024-08-08
    listed $900
22. 2022-02-07
    price $700

ⓘ 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: $1,223 · $102/mo
• Projected year-2 tax: $1,223 · $102/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: $39,936
• − Mortgage interest: −$7,002
• − Property taxes: −$1,223
• − Insurance: −$625
• − Repairs & maintenance: −$3,195
• − Management: −$3,195
• − Depreciation: −$3,636
• Taxable income: $21,060
• Est. tax owed @ 24.0%: −$5,054
• After-tax cash flow: $16,781/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

6 events — show timeline

• 2026-05-27 Listed $125,000 CBORMLS
• 2025-03-24 Rental Removed $995 APPFOLIO
• 2025-02-07 Listed for Rent $995 APPFOLIO
• 2024-08-10 Rental Removed $900 APPFOLIO
• 2024-08-08 Listed for Rent $900 APPFOLIO
• 2022-02-07 Price Changed $700 RENT.

Property tax history

+3.1%/yr

Latest (2025): $1,223 · +6.7% YoY. Source: county tax records.