Duplex with Attached
For Sale
$269,000
2309 BALLENGER LN, Columbia, MO 65202
Two single-level residences provide distinct bedroom layouts, cathedral-ceilinged family rooms, and separate attached garages.
Property Size1,870 SF
Price / SF$143.85
Days on Market8
Property Features for 2309 BALLENGER LN
General Information
Standard status
Active
Size
1,870 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Amenities
attached garages
cathedral ceilings
Building Details
Year Built
2004
Buildings
1
Stories
1
Listing Agency:
Remax Boone Realty
(573) 510-2050
Listed By:
Russell Boyt Real Estate Group
(573) 510-2050
Source:
Livelovemissouri
Added: Aug 23
Changed: Aug 29
Last Checked: Aug 29 at 6:28PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Remax Boone Realty
Investment Insights
Based on property information with market context.
Built in 2004, this 1,870-square-foot duplex contains two single-level residences with distinct layouts. One side includes two bedrooms and one bathroom, while the other offers three bedrooms and one bathroom. Both residences feature attached garages and family rooms with cathedral ceilings. The wooded setting adds separation around the property in NE Columbia.
One residence has undergone recent remodeling with updated finishes and is currently vacant for showings. The other is occupied, with daytime showing flexibility coordinated through the lessee. The combination of varied bedroom counts, garage access, and single-level floor plans gives the property a clearly defined two-residence configuration.
One residence has undergone recent remodeling with updated finishes and is currently vacant for showings. The other is occupied, with daytime showing flexibility coordinated through the lessee. The combination of varied bedroom counts, garage access, and single-level floor plans gives the property a clearly defined two-residence configuration.
Key Highlights
- 1,870‑square‑foot duplex built in 2004
- One 2‑bedroom, 1‑bath residence and one 3‑bedroom, 1‑bath residence
- Both sides offer single‑level living and attached garages
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$15,421
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.73%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$308,420
$308.4K
Cap Rate 7%
$220,300
$220.3K
Cap Rate 9%
$171,344
$171.3K
Market Conditions
NOI Build-Up for 1,870 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$23.6K $12.60/SF
− Vacancy
−$1.5K −$0.82/SF
EGI
$22.0K $11.78/SF
− OpEx
−$6.6K −$3.53/SF
NOI
$15.4K $8.25/SF
Area
Columbia, MO
Vacancy
6.50%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$308,420
Cap Rate 7%
$220,300
Cap Rate 9%
$171,344
Alternative Uses
Best Use
Multifamily LT 5
$220.3K
$192.8K – $257.0K
NOI $15,421 @ 7.0% cap · market cap 5.73%
Second Best
Apartment 5plus
$206.6K
$180.8K – $241.0K
NOI $14,462 @ 7.0% cap · market cap 5.38%
Theoretical Best
Warehouse
$289.9K
$253.7K – $338.3K
NOI $20,295 @ 7.0% cap · market cap 7.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
51
Businesses Nearby
Explore this area
Business Placement
Demographics for 65202, MO
48,239
Population
20,342
Households
2.4
Avg Household Size
35
Median Age
40%
College-Educated
93%
High-School Grad
141.3 sq mi
ZIP Area
341
Density / Sq Mi
$69,740
Median Household Income
$42,020
Median Earnings
$1,091
Median Rent
$202,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two single-level residences provide distinct bedroom layouts, cathedral-ceilinged family rooms, and separate attached garages.
Where is this duplex located?
The property is located at 2309 BALLENGER LN Columbia, MO.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: 1,870‑square‑foot duplex built in 2004; One 2‑bedroom, 1‑bath residence and one 3‑bedroom, 1‑bath residence; Both sides offer single‑level living and attached garages
