103 Dogwood Dr · Camdenton, MO 65020

$299,000

5 bd · 3.0 ba · 1,986 sqft · Other public records · 65 Days on market

Built 1978 0.50 ac lot $151/sqft · at area comps Est $371k · 19% under

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Why this score? — see what drove the D 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 +15.0/15.0
• Cash flow +9.2/30.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious and beautifully updated 5-bedroom, 3-bath residence nestled on a generous half-acre lot in the heart of Camdenton! Located just minutes from shopping, dining, and everyday conveniences, this property also offers the benefit of being in the highly desirable Camdenton School District. The split-level layout provides flexible living options with master and guest room on the main level, spacious open living, and a walkout lower level ideal for family living, guests, or work-from-home needs. The lower level features 3 bedrooms, including a large bedroom with private exterior door complete with a cozy fireplace, offering exceptional versatility as a guest suite, second family room, game room, home office, or private retreat. 5th bedroom is non-conforming. Updates include newer carpet and HVAC system for added comfort and peace of mind. Outside, enjoy the large fenced backyard—perfect for kids, pets, gardening, and entertaining—plus a detached 2-car garage and storage shed for all your tools, toys, and equipment. With room to grow and endless possibilities, this inviting home is a fantastic opportunity in a prime Camdenton location.

Key facts

• Split level layout
• Walkout lower level
• Half acre lot

Tags

• HALF ACRE LOT
• CAMDENTON SCHOOL DISTRICT
• SPLIT LEVEL LAYOUT
• WALKOUT LOWER LEVEL
• PRIVATE EXTERIOR DOOR
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $299k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (35.5% below list).
• Recommended offer: $193k (35.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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 37% 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 $9k 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

• It's been on market 65 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.

Recommended offer $192,871 (35.5% 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. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 12.9

CMA / ARV

• ARV (median comp): $370,586
• List price: $299,000
• Delta: -19.32%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-62,979
• Equity at exit: $44,582

10-year hold

• IRR: -15.8%
• Equity multiple: 0.12×
• Total profit: $-74,009
• Equity at exit: $25,852

Cash invested: $83,720 (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: 12.9×

Monthly cashflow live

• Estimated rent: $1,929 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-226

Break-even live

Break-even rent $2,214

Max offer price $259,164

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $299,000 Active 65 DOM
2. 2026-06-18
   days on market $299,000 Active 64 DOM
3. 2026-06-17
   days on market $299,000 Active 63 DOM
4. 2026-06-16
   days on market $299,000 Active 62 DOM
5. 2026-06-15
   days on market $299,000 Active 61 DOM
6. 2026-06-14
   days on market $299,000 Active 59 DOM
7. 2026-06-12
   days on market $299,000 Active 58 DOM
8. 2026-06-09
   days on market $299,000 Active 55 DOM
9. 2026-06-08
   days on market $299,000 Active 54 DOM
10. 2026-06-07
    days on market $299,000 Active 53 DOM
11. 2026-06-05
    days on market $299,000 Active 50 DOM
12. 2026-06-03
    days on market $299,000 Active 49 DOM
13. 2026-06-02
    days on market $299,000 Active 48 DOM
14. 2026-06-01
    days on market $299,000 Active 47 DOM
15. 2026-05-31
    days on market $299,000 Active 46 DOM
16. 2026-05-30
    days on market $299,000 Active 45 DOM
17. 2026-05-02
    price $299,000 1185-char remark

    Show marketing remark (1185 chars)

    Welcome home to this spacious and beautifully updated 5-bedroom, 3-bath residence nestled on a generous half-acre lot in the heart of Camdenton! Located just minutes from shopping, dining, and everyday conveniences, this property also offers the benefit of being in the highly desirable Camdenton School District. The split-level layout provides flexible living options with master and guest room on the main level, spacious open living, and a walkout lower level ideal for family living, guests, or work-from-home needs. The lower level features 3 bedrooms, including a large bedroom with private exterior door complete with a cozy fireplace, offering exceptional versatility as a guest suite, second family room, game room, home office, or private retreat. 5th bedroom is non-conforming. Updates include newer carpet and HVAC system for added comfort and peace of mind. Outside, enjoy the large fenced backyard—perfect for kids, pets, gardening, and entertaining—plus a detached 2-car garage and storage shed for all your tools, toys, and equipment. With room to grow and endless possibilities, this inviting home is a fantastic opportunity in a prime Camdenton location.

18. 2026-04-14
    listed $305,000 Active 1185-char remark

    Show marketing remark (1185 chars)

    Welcome home to this spacious and beautifully updated 5-bedroom, 3-bath residence nestled on a generous half-acre lot in the heart of Camdenton! Located just minutes from shopping, dining, and everyday conveniences, this property also offers the benefit of being in the highly desirable Camdenton School District. The split-level layout provides flexible living options with master and guest room on the main level, spacious open living, and a walkout lower level ideal for family living, guests, or work-from-home needs. The lower level features 3 bedrooms, including a large bedroom with private exterior door complete with a cozy fireplace, offering exceptional versatility as a guest suite, second family room, game room, home office, or private retreat. 5th bedroom is non-conforming. Updates include newer carpet and HVAC system for added comfort and peace of mind. Outside, enjoy the large fenced backyard—perfect for kids, pets, gardening, and entertaining—plus a detached 2-car garage and storage shed for all your tools, toys, and equipment. With room to grow and endless possibilities, this inviting home is a fantastic opportunity in a prime Camdenton location.

19. 2022-11-08
    soldstatus
20. 2022-11-04
    soldstatus Closed 800-char remark

    Show marketing remark (800 chars)

    MOTIVATED SELLER!!! Make an offer! Don't miss out on this 5 bedroom, 3 bath home on a half acre located in the heart of Camdenton and just a short drive to grocery stores and all of your shopping needs! All new carpet and an updated HVAC system. One bedroom in lower level is non-conforming and was used as a play room. 5th bonus room located in the lower level with fireplace can be used as a bedroom, family room, man-cave. .. the possibilities are endless. Home features a large back deck that needs a little TLC, but is great for entertaining and enjoying the outdoors! Store all your yard toys/equipment in the Storage Shed located in the back yard or in the nice sized 2-car detached garage. Huge fenced in gentle back yard perfect for pets, kids, gardening and all of your outdoor activities!

21. 2022-10-05
    historical Active Under Contract 800-char remark

    Show marketing remark (800 chars)

    MOTIVATED SELLER!!! Make an offer! Don't miss out on this 5 bedroom, 3 bath home on a half acre located in the heart of Camdenton and just a short drive to grocery stores and all of your shopping needs! All new carpet and an updated HVAC system. One bedroom in lower level is non-conforming and was used as a play room. 5th bonus room located in the lower level with fireplace can be used as a bedroom, family room, man-cave. .. the possibilities are endless. Home features a large back deck that needs a little TLC, but is great for entertaining and enjoying the outdoors! Store all your yard toys/equipment in the Storage Shed located in the back yard or in the nice sized 2-car detached garage. Huge fenced in gentle back yard perfect for pets, kids, gardening and all of your outdoor activities!

22. 2022-08-16
    price $224,900 800-char remark

    Show marketing remark (800 chars)

    MOTIVATED SELLER!!! Make an offer! Don't miss out on this 5 bedroom, 3 bath home on a half acre located in the heart of Camdenton and just a short drive to grocery stores and all of your shopping needs! All new carpet and an updated HVAC system. One bedroom in lower level is non-conforming and was used as a play room. 5th bonus room located in the lower level with fireplace can be used as a bedroom, family room, man-cave. .. the possibilities are endless. Home features a large back deck that needs a little TLC, but is great for entertaining and enjoying the outdoors! Store all your yard toys/equipment in the Storage Shed located in the back yard or in the nice sized 2-car detached garage. Huge fenced in gentle back yard perfect for pets, kids, gardening and all of your outdoor activities!

23. 2022-08-03
    price $249,950 800-char remark

    Show marketing remark (800 chars)

    MOTIVATED SELLER!!! Make an offer! Don't miss out on this 5 bedroom, 3 bath home on a half acre located in the heart of Camdenton and just a short drive to grocery stores and all of your shopping needs! All new carpet and an updated HVAC system. One bedroom in lower level is non-conforming and was used as a play room. 5th bonus room located in the lower level with fireplace can be used as a bedroom, family room, man-cave. .. the possibilities are endless. Home features a large back deck that needs a little TLC, but is great for entertaining and enjoying the outdoors! Store all your yard toys/equipment in the Storage Shed located in the back yard or in the nice sized 2-car detached garage. Huge fenced in gentle back yard perfect for pets, kids, gardening and all of your outdoor activities!

24. 2022-07-18
    price $271,050 800-char remark

    Show marketing remark (800 chars)

    MOTIVATED SELLER!!! Make an offer! Don't miss out on this 5 bedroom, 3 bath home on a half acre located in the heart of Camdenton and just a short drive to grocery stores and all of your shopping needs! All new carpet and an updated HVAC system. One bedroom in lower level is non-conforming and was used as a play room. 5th bonus room located in the lower level with fireplace can be used as a bedroom, family room, man-cave. .. the possibilities are endless. Home features a large back deck that needs a little TLC, but is great for entertaining and enjoying the outdoors! Store all your yard toys/equipment in the Storage Shed located in the back yard or in the nice sized 2-car detached garage. Huge fenced in gentle back yard perfect for pets, kids, gardening and all of your outdoor activities!

25. 2022-07-07
    price $283,500 800-char remark

    Show marketing remark (800 chars)

    MOTIVATED SELLER!!! Make an offer! Don't miss out on this 5 bedroom, 3 bath home on a half acre located in the heart of Camdenton and just a short drive to grocery stores and all of your shopping needs! All new carpet and an updated HVAC system. One bedroom in lower level is non-conforming and was used as a play room. 5th bonus room located in the lower level with fireplace can be used as a bedroom, family room, man-cave. .. the possibilities are endless. Home features a large back deck that needs a little TLC, but is great for entertaining and enjoying the outdoors! Store all your yard toys/equipment in the Storage Shed located in the back yard or in the nice sized 2-car detached garage. Huge fenced in gentle back yard perfect for pets, kids, gardening and all of your outdoor activities!

26. 2022-06-23
    listed $315,000 Active 800-char remark

    Show marketing remark (800 chars)

    MOTIVATED SELLER!!! Make an offer! Don't miss out on this 5 bedroom, 3 bath home on a half acre located in the heart of Camdenton and just a short drive to grocery stores and all of your shopping needs! All new carpet and an updated HVAC system. One bedroom in lower level is non-conforming and was used as a play room. 5th bonus room located in the lower level with fireplace can be used as a bedroom, family room, man-cave. .. the possibilities are endless. Home features a large back deck that needs a little TLC, but is great for entertaining and enjoying the outdoors! Store all your yard toys/equipment in the Storage Shed located in the back yard or in the nice sized 2-car detached garage. Huge fenced in gentle back yard perfect for pets, kids, gardening and all of your outdoor activities!

27. 2007-07-02
    soldstatus
28. 2007-07-01
    soldstatus
29. 2007-02-28
    listed $139,900

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $2,900 · $242/mo
• Expected delta: +$2,221/yr (+$185/mo · 326.9%)

ⓘ 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 ≥108°F today · 17 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: $23,145
• − Mortgage interest: −$16,749
• − Property taxes: −$679
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$8,698
• Taxable loss: −$8,180
• Est. tax savings @ 24.0%: +$1,963
• After-tax cash flow: $-743/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

• Census place: Camdenton, MO
• 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

+113.7% since first listed

13 events — show timeline

• 2026-05-02 Price Changed $299,000 LOBR
• 2026-04-14 Listed $305,000 LOBR
• 2022-11-08 Sold (Public Records) — Public Records
• 2022-11-04 Sold (MLS) — LOBR
• 2022-10-05 Contingent — LOBR
• 2022-08-16 Price Changed $224,900 LOBR
• 2022-08-03 Price Changed $249,950 LOBR
• 2022-07-18 Price Changed $271,050 LOBR
• 2022-07-07 Price Changed $283,500 LOBR
• 2022-06-23 Listed $315,000 LOBR
• 2007-07-02 Sold (MLS) — LOBR
• 2007-07-01 Sold (Public Records) — Public Records
• 2007-02-28 Listed $139,900 LOBR

Property tax history

+0.6%/yr

Latest (2025): $679 · +0.0% YoY. Source: county tax records.