1308 W Worley St · Columbia, MO 65203

$129,900

1 bd · 1.0 ba · 984 sqft · SingleFamily public records · 7 Days on market

Built 1930 Est $205k · 37% 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• Rent growth +4.0/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute Central Columbia bungalow with a massive lot! Almost 1/2 acre in the middle of town for under $100k! With a little but of clearing this parcel could be perfect for vegetable gardens and self sustained living! Also zoned R-2 for two family dwellings, so you have the option to build another property for an income producing portfolio right in the middle of town!

Key facts

• Zoned r-2
• Large lot
• Listed 7 days

Tags

• LARGE LOT
• ZONED R-2
• FULLY FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $118 ($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 $117k (9.7% below list).
• Recommended offer: $117k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 (+6.1%/yr); 459 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).
• This rent is only 18% of the median local income ($80k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago; this cycle's ask is 9522% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,276 (9.7% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.90% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $204,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 W Worley St	0.00mi	2/1.0 (+1)	984 (0%)	1mo	$129,900	$132	94
1301 Ash St	0.23mi	2/2.0 (+1)	970 (-1%)	2mo	$189,500	$195	76
707 Clayton St	0.47mi	2/2.0 (+1)	988 (+0%)	10mo	$185,000	$187	60
603 Pennant St	0.10mi	2/1.0 (+1)	844 (-14%)	8mo	$159,000	$188	60
1000 Hardin St	0.49mi	2/1.0 (+1)	1,025 (+4%)	6mo	$205,000	$200	60
807 Hope Pl	0.51mi	2/1.0 (+1)	868 (-12%)	2mo	$189,000	$218	50
704 Hardin St	0.42mi	2/1.0 (+1)	840 (-15%)	7mo	$239,000	$285	45
708 Donnelly Ave	0.54mi	2/1.0 (+1)	840 (-15%)	1mo	$232,000	$276	44
123 Anderson Ave	0.58mi	2/1.0 (+1)	1,104 (+12%)	4mo	$235,000	$213	44
605 Donnelly Ave	0.64mi	2/1.0 (+1)	840 (-15%)	1mo	$215,000	$256	40
601 Ridgeway Ave	0.58mi	2/1.0 (+1)	1,108 (+13%)	10mo	$170,000	$153	38
505 W Worley St	0.70mi	2/1.0 (+1)	840 (-15%)	10mo	$175,000	$208	29

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 · 6.09% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.73×
• Total profit: $-9,809
• Equity at exit: $19,369

10-year hold

• IRR: 5.7%
• Equity multiple: 1.48×
• Total profit: $17,425
• Equity at exit: $11,231

Cash invested: $36,372 (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 65203

• Rents YoY: 6.1%
• Active inventory: 459
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$681
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $118

Break-even live

Break-even rent $1,023

Max offer price $129,900

Occupancy floor 85%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Clinton Dr Columbia, MO	2.0	1.0	830	$1,300	$1.57	21d	1	0.47mi
1003 Hardin St Columbia, MO	2.0	1.0	950	$1,100	$1.16	44d	1	0.48mi
812 Again St Columbia, MO	2.0	1.0	780	$1,300	$1.67	44d	1	0.49mi
607 Ridgeway Ave Columbia, MO	2.0	1.0	728	$1,300	$1.79	44d	1	0.60mi
1002 W Broadway Columbia, MO	2.0	1.0	788	$1,425	$1.81	44d	1	0.63mi
305 Tiger Ln Columbia, MO	1.0–2.0	1.0	615	$941	$1.53	13d	13	0.64mi
2012 W Ash St Columbia, MO	1.0–2.0	1.0	680	$879	$1.29	13d	15	0.66mi
924 W Texas Ave Unit B Columbia, MO	2.0	1.0	662	$750	$1.13	13d	1	0.73mi
5 S Greenwood Ave Columbia, MO	2.0	1.0	1104	$1,600	$1.45	21d	1	0.75mi
1600 Parkside Dr Columbia, MO	2.0	1.0	885	$950	$1.07	44d	1	0.78mi
309 Alexander Ave Columbia, MO	2.0	1.0	728	$1,200	$1.65	13d	1	0.85mi
111 N Stadium Blvd Columbia, MO	1.0–2.0	1.0	628	$755	$1.20	13d	11	0.86mi
1502 Parkade Blvd Unit 2 Columbia, MO	2.0	1.0	700	$950	$1.36	44d	1	1.03mi
113 Crestmere Ave Unit 201 Columbia, MO	2.0	1.0	1022	$1,750	$1.71	44d	1	1.19mi
2705 W Rollins Rd Unit 4 Columbia, MO	2.0	1.0	830	$1,050	$1.27	44d	1	1.41mi
2901 W Rollins Rd Columbia, MO	2.0	1.0	854	$1,312	$1.54	13d	2	1.48mi

Listing history 5 events

1. 2026-05-21
   listed $1,350
2. 2026-04-07
   status Pending
3. 2026-03-31
   listed $129,900 Active
4. 2021-10-08
   soldstatus 367-char remark

   Show marketing remark (367 chars)

   Cute Central Columbia bungalow with a massive lot! Almost 1/2 acre in the middle of town for under $100k! With a little but of clearing this parcel could be perfect for vegetable gardens and self sustained living! Also zoned R-2 for two family dwellings, so you have the option to build another property for an income producing portfolio right in the middle of town!

5. 2021-09-10
   listed $92,000 367-char remark

   Show marketing remark (367 chars)

   Cute Central Columbia bungalow with a massive lot! Almost 1/2 acre in the middle of town for under $100k! With a little but of clearing this parcel could be perfect for vegetable gardens and self sustained living! Also zoned R-2 for two family dwellings, so you have the option to build another property for an income producing portfolio right in the middle of town!

ⓘ 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: $877 · $73/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$383/yr (+$32/mo · 43.6%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,073
• − Mortgage interest: −$7,276
• − Property taxes: −$877
• − Insurance: −$650
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,779
• Taxable loss: −$761
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $1,599/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): 61,539
• Household income: $79,960
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1991.0

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 (77%)
• Race & ethnicity: White 77% Black 9% Asian 6% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Chinese 2% Spanish 2% Korean 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: ▼ -274.18%
• Current HPI: 194.3615
• Rent YoY: ▲ 6.09%
• 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

-98.5% since first listed

5 events — show timeline

• 2026-05-21 Listed for Rent $1,350 CBORMLS
• 2026-04-07 Pending — CBORMLS
• 2026-03-31 Listed $129,900 CBORMLS
• 2021-10-08 Sold (MLS) — CBORMLS
• 2021-09-10 Listed $92,000 CBORMLS

Property tax history

+3.5%/yr

Latest (2025): $877 · +11.1% YoY. Source: county tax records.