1713-1715 Stanford Dr · Columbia, MO 65203

$300,000

6 bd · 3.0 ba · 2,170 sqft · MultiFamily public records · 19 Days on market

Built 1966 0.26 ac 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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• 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

Centrally located investment duplex. Great condition with many recent updates. Fully rented, both sides feature 3 bedrooms, 1.5 baths, central air, forced air gas furnaces, washer and dryer connections, fully fenced backyards with storage sheds and ample off street parking. Photos are from when previously vacant. 1713 is currently leased at $895 with rent increasing to $930 on 8/1/26 with a lease ending 7/27/27. 1715 is currently leased at $1,100 with a lease ending 7/27/26. Seller will consider seller financing for qualified borrowers up to 20% of the purchase price. Interest rate, amortization and balloon payment to be determined. Seller financing only offered on the bundled sale of 1405

Key facts

• Recent updates
• Investment duplex
• Central air

Tags

• INVESTMENT DUPLEX
• RECENT UPDATES
• CENTRAL AIR
• FORCED AIR GAS FURNACES
• WASHER AND DRYER CONNECTIONS
• FULLY FENCED BACKYARDS

Property features AI

Exterior

• Parking: On-street parking
• Security: Carbon monoxide detectors
• Utilities: Natural gas available
• Home design: Residential income property; Duplex
• Construction: Slab foundation
• Exterior features: Lot approximately 95.00 x 118.93; Zoned R-2 (Two-family dwelling)

Interior

• Heating & cooling: Central air conditioning; Natural gas heating with forced air
• Interior features: Carbon monoxide detectors

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $601/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $296k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).
• At $3,847/mo this rent would consume 58% of the median local household income ($80k/yr) (locally 1991% 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 $2k of loan paydown is wiped out by about $9k 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 + 6.1% rent growth), your $84k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $295,500 (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 1966 — 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: 1.28% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.09% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.48×
• Total profit: $40,190
• Equity at exit: $44,731

10-year hold

• IRR: 22.8%
• Equity multiple: 3.23×
• Total profit: $187,142
• Equity at exit: $25,939

Cash invested: $84,000 (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 65203

• Rents YoY: 6.1%
• Active inventory: 459
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $3,847 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$139 /mo · $1,666/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $1,202

Break-even live

Break-even rent $2,325

Max offer price $300,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$3,846
Total (2 units)			$3,847

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1207 White Oak Ln Columbia, MO	5.0	2.0	1920	$1,895	$0.99	21d	1	0.61mi

Listing history 15 events

1. 2026-06-17
   statusdays on market $300,000 Pending 19 DOM
2. 2026-06-16
   days on market $300,000 Active 18 DOM
3. 2026-06-15
   days on market $300,000 Active 17 DOM
4. 2026-06-14
   days on market $300,000 Active 15 DOM
5. 2026-06-13
   days on market $300,000 Active 14 DOM
6. 2026-06-10
   days on market $300,000 Active 12 DOM
7. 2026-06-09
   days on market $300,000 Active 11 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-08
   days on market $300,000 Active 10 DOM
10. 2026-06-07
    days on market $300,000 Active 9 DOM
11. 2026-06-05
    status $300,000 Active 6 DOM
12. 2026-05-22
    status Pending
13. 2026-05-15
    listed $300,000 Active
14. 2025-09-17
    historical $1,100
15. 2025-08-08
    listed $1,100

ⓘ 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: $1,666 · $139/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$1,244/yr (+$104/mo · 74.7%)

ⓘ 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 ≥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: $46,164
• − Mortgage interest: −$16,805
• − Property taxes: −$1,666
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,693
• − Management: −$3,693
• − Depreciation: −$8,727
• Taxable income: $10,080
• Est. tax owed @ 24.0%: −$2,419
• After-tax cash flow: $12,006/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

+27172.7% since first listed

4 events — show timeline

• 2026-05-22 Pending — CBORMLS
• 2026-05-15 Listed $300,000 CBORMLS
• 2025-09-17 Rental Removed $1,100 CBORMLS
• 2025-08-08 Listed for Rent $1,100 CBORMLS

Property tax history

+2.7%/yr

Latest (2025): $1,666 · +6.8% YoY. Source: county tax records.