112 S Locust St · Cameron, MO 64429

$125,000

2 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 16 Days on market

Built 1878 9,017 sqft lot $98/sqft · at area comps Est $152k · 18% under

---

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 +18.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home is approximately 1500 ft with mature trees. Kitchen includes stove and microwave. Screened in porch to enjoye the evenings. Oversized two car garage with heat and openers and storeage above. Located close to downtown easy access.

Key facts

• Newer ac
• Formal dining room
• Ranch style home

Tags

• RANCH STYLE HOME
• WALKING DISTANCE TO DOWNTOWN
• FORMAL DINING ROOM
• COVERED SCREENED IN SUN PORCH
• OVERSIZED TWO PLUS CAR GARAGE
• NEWER AC

Property features AI

Finance

• Other: Living area reported as 1,136 (above grade finished area)
• Financial info: No investor or income/expense details provided
• HOA & community: No association fees

Exterior

• Parking: Attached garage; Off-street parking; 2-car garage
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Ranch style; One-story
• Construction: Vinyl siding; Metal roof; Built approximately 76–100 years ago; Basement: concrete/crawl space, unfinished
• Exterior features: Yard with alley access to garage; Not in a flood plain

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms (bedroom-level laundry)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas and electric); Electric cooling
• Interior features: Ranch floor plan; Concrete and crawl space basement (unfinished)
• Laundry & utility: Laundry hookups on the bedroom level (electric dryer hookup)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $109 ($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 $112k (10.2% below list).
• Recommended offer: $112k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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+, amenities F, commute 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.
• Zoned schools: Parkview Elem. (498 students, 51% FRL); Cameron High (math 32% / reading 57%, grade F, #179 of 521 statewide, top 39%, 500 students, 38% FRL).
• 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 1878 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,298 (10.2% below list)

Questions for the listing agent

1. Built in 1878 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (median comp): $152,057
• List price: $125,000
• Delta: -15.16%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 W Prospect St	0.26mi	3/1.0 (+1)	1,331 (+5%)	5mo	$152,000	$114	71
425 N Cherry St	0.38mi	3/2.0 (+1)	1,275 (+0%)	4mo	$249,900	$196	70
618 N Chestnut St	0.42mi	3/1.5 (+1)	1,304 (+2%)	1mo	$220,000	$169	68
105 S Mulberry St	0.18mi	3/2.0 (+1)	1,198 (-6%)	9mo	$229,900	$192	66
616 E 3rd St	0.22mi	3/1.0 (+1)	1,435 (+13%)	1mo	$134,900	$94	63
701 N Cherry St	0.50mi	3/1.0 (+1)	1,212 (-5%)	3mo	$189,900	$157	61
301 W Prospect St	0.36mi	2/1.0	1,116 (-12%)	2mo	$55,000	$49	61
332 High St	0.52mi	2/1.0	1,176 (-8%)	8mo	$30,000	$26	57
316 W 4th St	0.41mi	3/2.0 (+1)	1,389 (+9%)	3mo	$265,000	$191	54
310 N Nettleton St	0.69mi	3/2.0 (+1)	1,327 (+4%)	9mo	$285,000	$215	44
102 S East St	0.39mi	3/2.5 (+1)	1,456 (+14%)	6mo	$229,500	$158	42
905 Howenstein Ave	0.61mi	3/2.0 (+1)	1,392 (+9%)	8mo	$279,900	$201	41

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: 27.0%
• Equity multiple: 3.14×
• Total profit: $75,007
• Equity at exit: $112,610

10-year hold

• IRR: 23.6%
• Equity multiple: 7.15×
• Total profit: $215,336
• Equity at exit: $242,848

Cash invested: $35,000 (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 64429

• Home prices YoY: 7.7%
• Active inventory: 62
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $109

Break-even live

Break-even rent $985

Max offer price $125,000

Occupancy floor 85%

Sensitivity live

Price	-10% $180	-5% $145	+0% $109	+5% $74	+10% $39
Rent	-10% $21	-5% $65	+0% $109	+5% $154	+10% $198
Rate	-1.0pp $172	-0.5pp $141	base $109	+0.5pp $77	+1.0pp $44

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-15
   statusdays on market $125,000 Pending 16 DOM
2. 2026-06-13
   days on market $125,000 Active 15 DOM
3. 2026-06-12
   days on market $125,000 Active 14 DOM
4. 2026-06-09
   days on market $125,000 Active 11 DOM
5. 2026-06-08
   days on market $125,000 Active 10 DOM
6. 2026-06-07
   days on market $125,000 Active 9 DOM
7. 2026-06-07
   days on market $125,000 Active 8 DOM
8. 2026-06-04
   days on market $125,000 Active 5 DOM
9. 2026-06-02
   days on market $125,000 Active 4 DOM
10. 2026-06-01
    days on market $125,000 Active 3 DOM
11. 2026-05-31
    days on market $125,000 Active 2 DOM
12. 2026-05-05
    price $129,000 987-char remark
13. 2026-04-14
    price $139,000 987-char remark
14. 2026-03-27
    listed $150,000 Active 987-char remark
15. 2011-05-18
    soldstatus 234-char remark

    Show marketing remark (234 chars)

    Home is approximately 1500 ft with mature trees. Kitchen includes stove and microwave. Screened in porch to enjoye the evenings. Oversized two car garage with heat and openers and storeage above. Located close to downtown easy access.

16. 2010-07-06
    listed $29,900 234-char remark

    Show marketing remark (234 chars)

    Home is approximately 1500 ft with mature trees. Kitchen includes stove and microwave. Screened in porch to enjoye the evenings. Oversized two car garage with heat and openers and storeage above. Located close to downtown easy access.

17. 2005-03-18
    soldstatus
18. 2004-07-30
    listed $75,000

ⓘ 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: $842 · $70/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$370/yr (+$31/mo · 43.9%)

ⓘ 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 ≥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: $13,476
• − Mortgage interest: −$7,002
• − Property taxes: −$842
• − Insurance: −$625
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$3,636
• Taxable loss: −$786
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $1,501/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

+66.7% since first listed

10 events — show timeline

• 2026-06-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-29 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $129,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $139,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2011-05-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-07-06 Listed $29,900 Heartland MLS as Distributed by MLS Grid
• 2005-03-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-07-30 Listed $75,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $842 · +9.3% YoY. Source: county tax records.