110 W South St · Campbell, MO 63933

$25,000

2 bd · 1.0 ba · 828 sqft · Other public records · 100 Days on market

Built 1920 5,431 sqft lot $30/sqft · 57% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor opportunity awaits on 110 South St. in Campbell, MO. This property has a house and a mobile home which are both currently rented. You could live in one and rent the other to pay for itself or continue renting both for the extra income. Call to schedule an appointment for a personal viewing today. At this price, this property should not last long on the market.

Key facts

• 5,431 sq ft lot
• Parking
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $25k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#358 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety C-, schools F, amenities F.
• Campbell R-II (rural): math 31% / reading 33% proficiency, ranked #264 of 324 in MO (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 30 units permitted in Dunklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $273 of equity ($173 loan paydown + $100 appreciation (0.4% local appreciation)).
• Dunklin County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 3.42% ✓
• Cap rate: 31.25%
• Cash-on-cash: 89.12%
• DSCR: 4.97
• GRM: 2.4

CMA / ARV

• ARV (median comp): $57,758
• List price: $25,000
• Delta: -56.72%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

0.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 91.8%
• Equity multiple: 5.69×
• Total profit: $32,855
• Equity at exit: $7,764

10-year hold

• IRR: 92.8%
• Equity multiple: 11.73×
• Total profit: $75,078
• Equity at exit: $9,745

Cash invested: $7,000 (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 63933

• Home prices YoY: 0.4%
• Active inventory: 16
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$14 /mo · $166/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $520

Break-even live

Break-even rent $197

Max offer price $25,000

Occupancy floor 34%

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

Listing history 16 events

1. 2026-06-18
   days on market $25,000 Active 100 DOM
2. 2026-06-17
   days on market $25,000 Active 99 DOM
3. 2026-06-16
   days on market $25,000 Active 98 DOM
4. 2026-06-15
   days on market $25,000 Active 97 DOM
5. 2026-06-13
   days on market $25,000 Active 95 DOM
6. 2026-06-12
   pricedays on market $25,000 Active 94 DOM
7. 2026-06-09
   days on market $29,500 Active 91 DOM
8. 2026-06-08
   days on market $29,500 Active 90 DOM
9. 2026-06-07
   days on market $29,500 Active 89 DOM
10. 2026-06-05
    days on market $29,500 Active 87 DOM
11. 2026-06-04
    days on market $29,500 Active 85 DOM
12. 2026-06-02
    days on market $29,500 Active 84 DOM
13. 2026-06-01
    days on market $29,500 Active 83 DOM
14. 2026-05-31
    days on market $29,500 Active 82 DOM
15. 2026-03-10
    listed $29,500 Active 375-char remark

    Show marketing remark (375 chars)

    Investor opportunity awaits on 110 South St. in Campbell, MO. This property has a house and a mobile home which are both currently rented. You could live in one and rent the other to pay for itself or continue renting both for the extra income. Call to schedule an appointment for a personal viewing today. At this price, this property should not last long on the market.

16. 2001-09-28
    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: $166 · $14/mo
• Projected year-2 tax: $242 · $20/mo
• Expected delta: +$77/yr (+$6/mo · 46.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,256
• − Mortgage interest: −$1,400
• − Property taxes: −$166
• − Insurance: −$125
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$727
• Taxable income: $6,197
• Est. tax owed @ 24.0%: −$1,487
• After-tax cash flow: $4,751/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: Campbell R-II
• NCES district ID: 2907050
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 33% ▼ -13.00%
• Median HH income: $30,610
• Composite: 26.01/100
• National rank: #7316
• State rank: #264 of 324 in MO

Livability — Campbell

• Score: 63/100
• State rank: #358
• US rank: #15784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbell, MO
• Population (ZIP): 3,099

Population outlook (Dunklin County) Hauer SSP2

• Today (2025): 28,599 people
• By 2030: 27,230 · -4.8%
• By 2040: 24,696 · -13.6%
• By 2050: 22,402 · -21.7%
• By 2075: 17,776 · -37.8%
• By 2100: 13,890 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 17% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Dunklin

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.5%
• 2008→2024 swing: -40.5pp toward R · 2008: -21.3pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.0 2016: R+53.6 2012: R+30.2 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.40%
• Current HPI: 112.5422
• 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

2 events — show timeline

• 2026-03-10 Listed $29,500 MARIS as Distributed by MLS Grid
• 2001-09-28 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $166 · +0.9% YoY. Source: county tax records.