7721 E Sunny Vale Dr · Columbia, MO 65201

$80,000

3 bd · 3.0 ba · 2,296 sqft · SingleFamily public records · 29 Days on market

Built 1968 0.89 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This is an online reserve auction. The starting bid of $80,000 does not reflect the selling price. Opportunity awaits in Sunrise Estates! This brick ranch home offers 2,200+ finished sq. ft. and is ready for your updates and personal vision. Features include 3 bedrooms, 3 full bathrooms, enclosed sunporch, family room with fireplace, primary suite, attached 2-car garage, and finished walkout basement with wood stove insert, full bathroom, storage, and non-conforming bedroom (no closet). Additional excavated rear garage with 9'7'' overhead door provides ideal workshop or storage space. Excellent opportunity for flippers, investors, or buyers looking to make a home their own.

Key facts

• Primary suite
• Brick ranch home
• Enclosed sunporch

Tags

• BRICK RANCH HOME
• ENCLOSED SUNPORCH
• FAMILY ROOM WITH FIREPLACE
• PRIMARY SUITE
• FINISHED WALKOUT BASEMENT
• EXCAVATED REAR GARAGE

Property features AI

Exterior

• Parking: Attached garage with 3 spaces
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Below-grade finished area present
• Exterior features: Covered patio/porch; Deck; Front porch; Cleared lot; Paved road access

Interior

• Kitchen: Water softener (owned)
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Central vacuum; Walk-out basement access; Fireplace in the living room

🔨 Auction listing. The $80,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $266,990 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $-359 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 4.7% 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: Cedar Ridge Elem. (math 27% / reading 42%, grade F, #676 of 1,115 statewide, top 66%, 472 students, 43% FRL); Oakland Middle School (math 17% / reading 25%, grade F, #342 of 391 statewide, top 88%, 544 students, 59% FRL); Muriel W. Battle High School (math 7% / reading 47%, grade F, #420 of 521 statewide, top 82%, 1,581 students, 48% FRL).
• Market conditions: Rents rising fast (+10.3%/yr); 355 active listings in the ZIP; 4 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; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).
• This rent runs 43% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• It's been on market 29 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $78,800 (1.5% 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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 0.65% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 12.8

CMA / ARV

• ARV (median comp): $266,990
• List price: $80,000
• Delta: -70.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7340 E Southern Dr	0.50mi	4/2.0 (+1)	2,380 (+4%)	11mo	$249,000	$105	53
7380 E Sunny Vale Dr	0.48mi	3/2.0	2,444 (+6%)	14mo	$265,000	$108	51
560 NW West Park Ln	0.25mi	3/2.0	2,010 (-12%)	16mo	$235,000	$117	50
7440 E Sunny Vale Dr	0.39mi	4/2.5 (+1)	2,152 (-6%)	22mo	$264,500	$123	46
70 N Luna Ln	0.59mi	3/2.5	1,970 (-14%)	12mo	$397,800	$202	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.24×
• Total profit: $-57,013
• Equity at exit: $39,809

10-year hold

• IRR: -6.6%
• Equity multiple: 0.50×
• Total profit: $-37,599
• Equity at exit: $23,084

Cash invested: $74,757 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,732 medium
• Mortgage (P&I): −$1,400
• Tax from tax record: −$216 /mo · $2,592/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-359

Break-even live

Break-even rent $2,187

Max offer price $203,592

Occupancy floor —

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: $66,747
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 N Broadview Ct Columbia, MO	3.0	2.0	1850	$1,775	$0.96	43d	1	0.65mi
7452 Noah Ct Columbia, MO	4.0	3.0	1644	$1,625	$0.99	43d	1	0.73mi
7455 Noah Ct Columbia, MO	4.0	3.0	1644	$1,625	$0.99	21d	1	0.76mi
7900 E Saint Charles Rd Columbia, MO	3.0	2.0	1610	$1,675	$1.04	13d	1	0.77mi

Listing history 10 events

1. 2026-06-10
   status $80,000 Pending 29 DOM
2. 2026-06-09
   days on market $80,000 Active 29 DOM
3. 2026-06-08
   days on market $80,000 Active 28 DOM
4. 2026-06-07
   days on market $80,000 Active 27 DOM
5. 2026-06-05
   days on market $80,000 Active 24 DOM
6. 2026-06-03
   days on market $80,000 Active 23 DOM
7. 2026-06-02
   days on market $80,000 Active 22 DOM
8. 2026-05-31
   days on market $80,000 Active 20 DOM
9. 2026-05-30
   days on market $80,000 Active 19 DOM
10. 2026-05-11
    listed $80,000 Active 682-char remark

ⓘ 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: $2,592 · $216/mo
• Projected year-2 tax: $2,592 · $216/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $20,788
• − Mortgage interest: −$14,956
• − Property taxes: −$2,592
• − Insurance: −$1,335
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$7,767
• Taxable loss: −$9,188
• Est. tax savings @ 24.0%: +$2,205
• After-tax cash flow: $-2,101/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

• 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

2 events — show timeline

• 2026-06-09 Pending — CBORMLS
• 2026-05-11 Listed $80,000 CBORMLS

Property tax history

+2.4%/yr

Latest (2025): $2,592 · +0.0% YoY. Source: county tax records.