401 Christopher Dr Dr · Camdenton, MO 65020

$225,000

4 bd · 1.5 ba · 1,628 sqft · Other public records · 12 Days on market

Built 1998 0.50 ac lot $138/sqft · 43% below area Est $307k · 27% under $8/mo HOA ↓ 3% since listing

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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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this inviting 4-bedroom property tucked away on a quiet cul-de-sac in the desirable Seven Trails West subdivision in Camdenton! This home offers comfort, space, and convenience. The functional layout provides room for family, guests, a home office, or hobbies, while the partially finished lower level adds flexibility and opportunity. The second full bathroom has already been started, making it easy to finish to create an en suite 4th bedroom and add even more equity. Step outside to enjoy the large, fully fenced backyard with peaceful wooded privacy—perfect for kids, pets, entertaining, or relaxing evenings on the deck. A two-car garage offers ample storage and conven

Key facts

• Wooded privacy
• Two-car garage
• Minutes from schools

Tags

• PARTIALLY FINISHED LOWER LEVEL
• LARGE FULLY FENCED BACKYARD
• WOODED PRIVACY
• TWO-CAR GARAGE
• MINUTES FROM SCHOOLS

Property features AI

Finance

• Other: Half-acre lot (approximately 0.5 acres, 100 x 100 dimensions); Located in the Seven Trails West subdivision
• HOA & community: Homeowners association with an annual fee of $100 (includes sewer)

Exterior

• Parking: Attached garage with 2 spaces; Concrete driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Multi/split levels
• Construction: Vinyl siding
• Exterior features: Deck; City lot; Asphalt/paved road; Private maintained road

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Ceiling fan(s); Electric forced-air heating
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $86 ($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 $180k (20.1% below list).
• Recommended offer: $180k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.1% in Camdenton — 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 68/100 on livability (#186 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, amenities F.
• Camdenton R-III (rural): math 46% / reading 48% proficiency, ranked #68 of 324 in MO (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 416 active listings in the ZIP; 272 units permitted in Camden County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/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 $7k of value loss. Plan a longer hold.
• Camden County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $179,695 (20.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (median comp): $306,556
• List price: $225,000
• Delta: -25.30%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-31,090
• Equity at exit: $33,548

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-20,460
• Equity at exit: $19,454

Cash invested: $63,000 (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 65020

• Home prices YoY: -32.9%
• Active inventory: 416
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,797 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$94
• HOA: −$8
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $86

Break-even live

Break-even rent $1,688

Max offer price $225,000

Occupancy floor 90%

Sensitivity live

Price	-10% $213	-5% $150	+0% $86	+5% $22	+10% $-41
Rent	-10% $-56	-5% $15	+0% $86	+5% $157	+10% $228
Rate	-1.0pp $199	-0.5pp $143	base $86	+0.5pp $28	+1.0pp $-32

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 18 events

1. 2026-06-19
   days on market $225,000 Active 12 DOM
2. 2026-06-18
   days on market $225,000 Active 11 DOM
3. 2026-06-17
   days on market $225,000 Active 10 DOM
4. 2026-06-16
   days on market $225,000 Active 9 DOM
5. 2026-06-15
   days on market $225,000 Active 8 DOM
6. 2026-06-14
   days on market $225,000 Active 6 DOM
7. 2026-06-12
   days on market $225,000 Active 5 DOM
8. 2026-06-09
   days on market $225,000 Active 2 DOM
9. 2026-06-08
   pricedays on marketlisting id $225,000 Active 1 DOM
10. 2026-06-05
    days on market $229,000 Active 51 DOM
11. 2026-06-03
    days on market $229,000 Active 50 DOM
12. 2026-06-02
    days on market $229,000 Active 49 DOM
13. 2026-06-01
    days on market $229,000 Active 48 DOM
14. 2026-05-31
    days on market $229,000 Active 47 DOM
15. 2026-05-30
    days on market $229,000 Active 46 DOM
16. 2026-04-30
    price $232,000 810-char remark
17. 2026-04-14
    listed $235,000 Active 810-char remark
18. 1998-12-01
    soldstatus

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$1,560/yr (+$130/mo · 250.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,563
• − Mortgage interest: −$12,603
• − Property taxes: −$623
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − HOA: −$96
• − Depreciation: −$6,545
• Taxable loss: −$2,879
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $1,723/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: Camdenton R-III
• NCES district ID: 2906990
• Math proficiency: 46% ▲ 10.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $46,496
• Composite: 39.96/100
• National rank: #3838
• State rank: #68 of 324 in MO

Livability — Camdenton

• Score: 68/100
• State rank: #186
• US rank: #9869

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Camden County · 21,945 people
• City population: 14,748
• Metro: nan
• Population (ZIP): 14,748
• Household income: $62,392
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 166.0

Population outlook (Camden County) Hauer SSP2

• Today (2025): 44,585 people
• By 2030: 44,476 · -0.2%
• By 2040: 43,513 · -2.4%
• By 2050: 41,705 · -6.5%
• By 2075: 36,903 · -17.2%
• By 2100: 30,164 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+54.3) · D 22.4% · R 76.7%
• 2008→2024 swing: -25.8pp toward R · 2008: -28.5pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+53.2 2016: R+54.2 2012: R+39.3 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.71%
• Current HPI: 185.4254
• Rent YoY: —
• Metro: nan
• 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

-3.0% since first listed

4 events — show timeline

• 2026-06-07 Listed $225,000 LOBR
• 2026-05-22 Price Changed $229,000 LOBR
• 2026-04-30 Price Changed $232,000 LOBR
• 1998-12-01 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $623 · +3.4% YoY. Source: county tax records.