214 W 7th St · Cameron, MO 64429

$145,000

4 bd · 1.5 ba · 1,799 sqft · SingleFamily public records · 2 Days on market

Built 1989 7,492 sqft lot Est $218k · 33% 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 +21.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you've been searching for an affordable home in a great location, this is one you won't want to miss! The unique and versatile floor plan offers up to four bedrooms, making it an excellent option for a growing family. The spacious upstairs bedroom measures approximately 12.5' x 24' and provides endless possibilities as a primary suite, bonus room, office, playroom, or hobby space. The adjoining living room and family room create plenty of space for everyday living, family gatherings, and entertaining guests. For those who don't need four bedrooms, this home easily adapts to fit your lifestyle. Simply close off the upstairs area and use the third bedroom, conveniently located off the k

Key facts

• Unique floor plan
• Move-in-ready appeal
• 7,492 sq ft lot

Tags

• UNIQUE FLOOR PLAN
• SPACIOUS UPSTAIRS BEDROOM
• ADJOINING LIVING ROOM
• AMPLE OFF-STREET PARKING
• MOVE-IN-READY APPEAL

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residential; 1.5-story floor plan; Other structures: garage(s)
• Construction: Wood siding; Composition roof; Above-grade living area reported at 1,567 (source: agent)
• Exterior features: Partial wood fencing; Lot approximately 7,492 square feet

Interior

• Kitchen: Eat-in kitchen (main level)
• Bedrooms: 4 bedrooms (three on main level; one on upper level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating with natural gas; Electric cooling and window unit(s)
• Interior features: Eat-in kitchen and combined living/dining space; Crawl space basement; Total of 10 rooms
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $140k (3.2% below list).
• Recommended offer: $140k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.4% in Cameron — 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 75/100 on livability (#60 in MO, #4,301 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools D-, amenities F.
• Cameron R-I (town): math 40% / reading 45% proficiency, ranked #117 of 324 in MO (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 active listings in the ZIP; 67 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Clinton County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $140,362 (3.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.97% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $217,679
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 N Chestnut St	0.11mi	3/1.0 (-1)	1,856 (+3%)	1mo	$165,000	$89	81
723 W Prospect St	0.60mi	4/1.5	1,739 (-3%)	1mo	$197,000	$113	65
203 W 13th St	0.33mi	3/2.0 (-1)	1,828 (+2%)	12mo	$230,000	$126	65
1309 Dekalb Dr	0.45mi	3/2.5 (-1)	1,866 (+4%)	3mo	$259,000	$139	61
913 N Pine St	0.18mi	4/2.0	1,559 (-13%)	11mo	$215,000	$138	58
423 E 4th St	0.44mi	4/2.0	2,021 (+12%)	4mo	$245,000	$121	54
613 N Mead St	0.34mi	4/2.0	2,014 (+12%)	10mo	$239,000	$119	54
517 W 6th St	0.25mi	3/1.5 (-1)	1,564 (-13%)	14mo	$179,000	$114	50
1308 N Cherry St	0.36mi	3/2.0 (-1)	1,624 (-10%)	13mo	$115,000	$71	49
701 N Godfrey St	0.48mi	3/2.0 (-1)	2,000 (+11%)	9mo	$230,000	$115	44
810 W Third St	0.50mi	4/2.0	1,560 (-13%)	10mo	$225,000	$144	44
604 Harris Ln	0.44mi	3/2.0 (-1)	1,540 (-14%)	12mo	$228,000	$148	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 3.26×
• Total profit: $91,898
• Equity at exit: $130,627

10-year hold

• IRR: 24.9%
• Equity multiple: 7.41×
• Total profit: $260,353
• Equity at exit: $281,703

Cash invested: $40,600 (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 64429

• Home prices YoY: 7.7%
• Active inventory: 62
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$84 /mo · $1,014/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $204

Break-even live

Break-even rent $1,146

Max offer price $145,000

Occupancy floor 80%

Sensitivity live

Price	-10% $286	-5% $245	+0% $204	+5% $163	+10% $121
Rent	-10% $93	-5% $148	+0% $204	+5% $259	+10% $314
Rate	-1.0pp $277	-0.5pp $240	base $204	+0.5pp $166	+1.0pp $128

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   status $145,000 Active 2 DOM
2. 2026-06-18
   days on market $145,000 Coming Soon 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $145,000 Coming Soon 1 DOM

ⓘ 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: $1,014 · $84/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$393/yr (+$33/mo · 38.7%)

ⓘ 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 ≥105°F today · 15 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: $16,843
• − Mortgage interest: −$8,122
• − Property taxes: −$1,014
• − Insurance: −$725
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$4,218
• Taxable income: $69
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $2,426/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: Cameron R-I
• NCES district ID: 2907020
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $44,979
• Composite: 36.07/100
• National rank: #4765
• State rank: #117 of 324 in MO

Livability — Cameron

• Score: 75/100
• State rank: #60
• US rank: #4301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cameron, MO
• City population: 11,815
• Population (ZIP): 11,815

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 20,532 people
• By 2030: 20,365 · -0.8%
• By 2040: 19,744 · -3.8%
• By 2050: 18,659 · -9.1%
• By 2075: 15,981 · -22.2%
• By 2100: 11,916 · -42.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Italian 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+47.9) · D 25.4% · R 73.3% · Other 1.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -11.1pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+45.0 2016: R+44.0 2012: R+22.6 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.70%
• Current HPI: 261.2418
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-16 Coming Soon $145,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $1,014 · +9.3% YoY. Source: county tax records.