303 N Main St · Campbell, MO 63933

$65,000

2 bd · 2.0 ba · 1,416 sqft · Other public records · 397 Days on market

Built 1940 5,410 sqft lot ↓ 28% since listing

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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

Cute home on Main St, within walking distance to downtown Campbell. 2 Bedroom 2 Bath , New roof put on in 2024 Very sweet home, with accent wood wall in living room and one of the bedrooms serves as a primary bedroom with bathroom. Some appliances stay

Key facts

• Accent wood wall
• New roof
• 5,410 sq ft lot

Tags

• NEW ROOF
• ACCENT WOOD WALL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% 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 $709 of equity ($449 loan paydown + $260 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 397 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 397 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.63% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.25%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.4%
• Equity multiple: 2.51×
• Total profit: $27,566
• Equity at exit: $20,186

10-year hold

• IRR: 33.6%
• Equity multiple: 4.86×
• Total profit: $70,253
• Equity at exit: $25,337

Cash invested: $18,200 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$25 /mo · $294/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $444

Break-even live

Break-even rent $497

Max offer price $65,000

Occupancy floor 53%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-20
   status Active 255-char remark

   Show marketing remark (255 chars)

   Cute home on Main St, within walking distance to downtown Campbell. 2 Bedroom 2 Bath , New roof put on in 2024 Very sweet home, with accent wood wall in living room and one of the bedrooms serves as a primary bedroom with bathroom. Some appliances stay

2. 2026-01-13
   price $65,000 255-char remark

   Show marketing remark (255 chars)

   Cute home on Main St, within walking distance to downtown Campbell. 2 Bedroom 2 Bath , New roof put on in 2024 Very sweet home, with accent wood wall in living room and one of the bedrooms serves as a primary bedroom with bathroom. Some appliances stay

3. 2025-09-30
   price $72,000 255-char remark

   Show marketing remark (255 chars)

   Cute home on Main St, within walking distance to downtown Campbell. 2 Bedroom 2 Bath , New roof put on in 2024 Very sweet home, with accent wood wall in living room and one of the bedrooms serves as a primary bedroom with bathroom. Some appliances stay

4. 2025-05-20
   price $80,000 255-char remark

   Show marketing remark (255 chars)

   Cute home on Main St, within walking distance to downtown Campbell. 2 Bedroom 2 Bath , New roof put on in 2024 Very sweet home, with accent wood wall in living room and one of the bedrooms serves as a primary bedroom with bathroom. Some appliances stay

5. 2025-04-08
   listed $90,000 Active 255-char remark

   Show marketing remark (255 chars)

   Cute home on Main St, within walking distance to downtown Campbell. 2 Bedroom 2 Bath , New roof put on in 2024 Very sweet home, with accent wood wall in living room and one of the bedrooms serves as a primary bedroom with bathroom. Some appliances stay

6. 2001-03-01
   soldstatus
7. 2001-02-08
   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: $294 · $25/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$336/yr (+$28/mo · 114.2%)

ⓘ 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: $12,700
• − Mortgage interest: −$3,641
• − Property taxes: −$294
• − Insurance: −$325
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$1,891
• Taxable income: $4,517
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $4,239/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

-27.8% since first listed

7 events — show timeline

• 2026-04-20 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-13 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2025-09-30 Price Changed $72,000 MARIS as Distributed by MLS Grid
• 2025-05-20 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2025-04-08 Listed $90,000 MARIS as Distributed by MLS Grid
• 2001-03-01 Sold (Public Records) — Public Records
• 2001-02-08 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $294 · +1.1% YoY. Source: county tax records.