906 N 7th St · Columbia, MO 65201

$194,500

4 bd · 2.0 ba · 1,565 sqft · SingleFamily public records · 34 Days on market

Built 1920 7,840 sqft lot Est $225k · 14% under

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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 +28.1/30.0
• ARV discount +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• 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

Listing remarks

Updated and move-in ready, this charming home blends classic character with modern comfort in one of Columbia's most convenient central locations. Just minutes from downtown, Mizzou, Columbia College, and Stephens, it's ideal for anyone wanting quick access to campus, restaurants, and nightlife. Inside, you'll find a spacious layout with four bedrooms and two full baths, offering flexibility for roommates, a home office, or a growing household. Fresh finishes, newer flooring, newer windows, stylish lighting, and updated paint create a clean, modern feel while maintaining the home's original warmth. The kitchen features a gas range, dishwasher, and generous counter space, making everyday coo

Key facts

• Modern comfort
• Move in ready
• Classic character

Tags

• MOVE IN READY
• CLASSIC CHARACTER
• MODERN COMFORT
• CONVENIENT CENTRAL LOCATION
• QUICK ACCESS TO CAMPUS
• SPACIOUS LAYOUT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Updated/Remodeled
• Construction: Vinyl siding; Above-grade finished area approximately 1,600
• Exterior features: Fenced yard

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: Total rooms: 1; Basement with interior entry (partial)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Has cooling
• Interior features: Dishwasher; Disposal; Microwave; Range; Updated/remodeled interior
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• Market conditions: Rents rising fast (+10.3%/yr); 355 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $2,288/mo this rent would consume 57% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $54k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 $188,665 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.40%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $225,360
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 King Ave	0.31mi	3/1.5 (-1)	1,437 (-8%)	1mo	$215,000	$150	64
809 King Ave	0.33mi	4/1.5	1,459 (-7%)	8mo	$209,900	$144	64
415 N 9th St	0.33mi	3/2.0 (-1)	1,702 (+9%)	2mo	$280,000	$165	63
1111 Pannell St	0.32mi	4/2.0	1,792 (+14%)	6mo	$220,000	$123	56
21 Fourth Ave	0.41mi	3/1.5 (-1)	1,469 (-6%)	11mo	$179,000	$122	54
318 Bryant St	0.56mi	3/1.5 (-1)	1,528 (-2%)	18mo	$95,000	$62	48
207 Lynn St	0.66mi	3/2.0 (-1)	1,485 (-5%)	12mo	$230,000	$155	45

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: 8.5%
• Equity multiple: 1.35×
• Total profit: $19,255
• Equity at exit: $29,001

10-year hold

• IRR: 21.4%
• Equity multiple: 3.23×
• Total profit: $121,453
• Equity at exit: $16,817

Cash invested: $54,460 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,288 high
• Mortgage (P&I): −$1,020
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $608

Break-even live

Break-even rent $1,518

Max offer price $194,500

Occupancy floor 68%

Sensitivity live

Price	-10% $718	-5% $663	+0% $608	+5% $553	+10% $498
Rent	-10% $427	-5% $518	+0% $608	+5% $699	+10% $789
Rate	-1.0pp $706	-0.5pp $658	base $608	+0.5pp $558	+1.0pp $507

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 N 9th St Columbia, MO	3.0	2.0	1397	$1,800	$1.29	14d	1	0.37mi
1409 Paris Rd Unit 101 Columbia, MO	4.0	2.0	1468	$3,200	$2.18	44d	1	0.57mi
1413 Paris Rd Unit 101 Columbia, MO	4.0	4.0	1659	$2,800	$1.69	44d	1	0.58mi
1415 Paris Rd Unit A Columbia, MO	4.0	2.0	1659	$3,200	$1.93	44d	1	0.59mi
503 N William St Columbia, MO	4.0	2.0	1340	$2,400	$1.79	14d	1	0.71mi
600 N William St Columbia, MO	5.0	2.5	2120	$2,400	$1.13	22d	1	0.72mi
301 W Forest Ave Columbia, MO	3.0	2.0	1162	$1,395	$1.20	14d	1	0.75mi
1514 Richardson St Columbia, MO	4.0	2.0	1827	$1,800	$0.99	22d	1	0.77mi
103 N Garth Ave Columbia, MO	3.0	2.0	1196	$2,950	$2.47	22d	1	0.79mi
302 Alexander Ave Columbia, MO	3.0	2.0	1296	$1,350	$1.04	22d	1	0.85mi
409 Sanford Ave Unit 102 Columbia, MO	4.0	3.0	1798	$2,400	$1.33	44d	1	0.91mi
1800 McAlester St Columbia, MO	3.0	2.0	1390	$1,695	$1.22	44d	1	0.97mi
1007 Hardin St Columbia, MO	3.0	2.0	1554	$1,625	$1.05	22d	1	1.23mi
319 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	44d	1	1.33mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	44d	1	1.34mi
215 West Blvd N Columbia, MO	4.0	2.0	1456	$2,800	$1.92	14d	1	1.34mi
205 West Blvd N Columbia, MO	4.0	2.0	1456	$1,550	$1.06	44d	1	1.34mi
1007 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	44d	1	1.37mi
1011 W Ash St Columbia, MO	4.0	2.0	1456	$1,550	$1.06	44d	1	1.38mi
212 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	22d	1	1.40mi
210 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	1.40mi
204 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	1.41mi
202 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	1.41mi
215 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	1.42mi
211 Wheaton Ct Columbia, MO	3.0	2.0	1456	$1,550	$1.06	44d	1	1.43mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	1.43mi
205 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	14d	1	1.43mi
207 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	22d	1	1.43mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	1.44mi
201 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	14d	1	1.44mi
203 Wheaton Ct Columbia, MO	3.0	2.0	1456	$2,800	$1.92	44d	1	1.44mi
613 Bear Valley Ct Columbia, MO	3.0	1.0	1206	$1,600	$1.33	22d	1	1.45mi
2011 Bridgewater Dr Columbia, MO	3.0	2.0	1436	$1,825	$1.27	22d	1	1.49mi

Listing history 31 events

1. 2026-06-19
   days on market $194,500 Active 34 DOM
2. 2026-06-18
   days on market $194,500 Active 33 DOM
3. 2026-06-17
   days on market $194,500 Active 32 DOM
4. 2026-06-16
   days on market $194,500 Active 31 DOM
5. 2026-06-15
   days on market $194,500 Active 30 DOM
6. 2026-06-14
   days on market $194,500 Active 28 DOM
7. 2026-06-13
   days on market $194,500 Active 27 DOM
8. 2026-06-10
   days on market $194,500 Active 25 DOM
9. 2026-06-09
   days on market $194,500 Active 24 DOM
10. 2026-06-09
    price $194,500 Active 23 DOM
11. 2026-06-08
    days on market $199,777 Active 23 DOM
12. 2026-06-07
    days on market $199,777 Active 22 DOM
13. 2026-06-05
    days on market $199,777 Active 19 DOM
14. 2026-06-03
    days on market $199,777 Active 18 DOM
15. 2026-06-02
    days on market $199,777 Active 17 DOM
16. 2026-05-31
    days on market $199,777 Active 15 DOM
17. 2026-05-30
    days on market $199,777 Active 14 DOM
18. 2026-05-16
    listed $199,777 Active
19. 2025-07-17
    historical
20. 2025-07-03
    price $185,000
21. 2025-06-01
    price $195,000
22. 2025-05-31
    status Active
23. 2025-05-31
    price $200,000
24. 2025-05-20
    historical
25. 2025-05-17
    listed $195,000 Active
26. 2017-11-17
    listed $130,000
27. 2017-04-10
    listed $139,990
28. 2016-01-29
    soldstatus
29. 2016-01-29
    soldstatus
30. 2015-12-19
    listed $62,500
31. 2015-09-18
    listed $62,500

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,887 · $157/mo
• Expected delta: +$710/yr (+$59/mo · 60.3%)

ⓘ 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: $27,453
• − Mortgage interest: −$10,895
• − Property taxes: −$1,177
• − Insurance: −$972
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$5,658
• Taxable income: $4,358
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $6,253/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

+219.6% since first listed

14 events — show timeline

• 2026-05-16 Listed $199,777 JCMLS
• 2025-07-17 Delisted — CBORMLS
• 2025-07-03 Price Changed $185,000 CBORMLS
• 2025-06-01 Price Changed $195,000 CBORMLS
• 2025-05-31 Relisted — CBORMLS
• 2025-05-31 Price Changed $200,000 CBORMLS
• 2025-05-20 Delisted — CBORMLS
• 2025-05-17 Listed $195,000 CBORMLS
• 2017-11-17 Listed $130,000 CBORMLS
• 2017-04-10 Listed $139,990 CBORMLS
• 2016-01-29 Sold (Public Records) — Public Records
• 2016-01-29 Sold (MLS) — CBORMLS
• 2015-12-19 Listed $62,500 CBORMLS
• 2015-09-18 Listed $62,500 CBORMLS

Property tax history

+6.8%/yr

Latest (2024): $1,177 · +0.8% YoY. Source: county tax records.