400 N Oak St · Campbell, MO 63933

$49,900

2 bd · 1.5 ba · 1,028 sqft · Other public records · 70 Days on market

Built 1900 0.48 ac lot $49/sqft · 8% above area Est $69k · 28% under ↓ 14% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Looking for a home in Campbell? This one checks all the boxes! Enjoy a privacy fence, hot tub, detached shop, and a cozy enclosed front porch. The open floor plan features 2 bedrooms and 1.5 baths, with the potential to convert into a 4-bedroom home—perfect for growing families or extra space

Key facts

• 0.48 acre lot
• Built 1900
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($947 rent vs $50k).
• Recommended offer: $47k (6.0% 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 $545 of equity ($345 loan paydown + $200 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.90% ✓
• Cap rate: 16.52%
• Cash-on-cash: 36.52%
• DSCR: 2.63
• GRM: 4.4

CMA / ARV

• ARV (median comp): $68,950
• List price: $49,900
• Delta: -27.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.0%
• Equity multiple: 2.90×
• Total profit: $26,572
• Equity at exit: $15,496

10-year hold

• IRR: 40.8%
• Equity multiple: 5.70×
• Total profit: $65,652
• Equity at exit: $19,451

Cash invested: $13,972 (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: 4.4×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $425

Break-even live

Break-even rent $409

Max offer price $49,900

Occupancy floor 50%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $49,900 Active 70 DOM
2. 2026-06-17
   days on market $49,900 Active 69 DOM
3. 2026-06-16
   days on market $49,900 Active 68 DOM
4. 2026-06-15
   days on market $49,900 Active 67 DOM
5. 2026-06-13
   days on market $49,900 Active 65 DOM
6. 2026-06-12
   days on market $49,900 Active 64 DOM
7. 2026-06-09
   days on market $49,900 Active 61 DOM
8. 2026-06-08
   days on market $49,900 Active 60 DOM
9. 2026-06-07
   days on market $49,900 Active 59 DOM
10. 2026-06-05
    days on market $49,900 Active 57 DOM
11. 2026-06-04
    days on market $49,900 Active 55 DOM
12. 2026-06-02
    days on market $49,900 Active 54 DOM
13. 2026-06-01
    days on market $49,900 Active 53 DOM
14. 2026-05-31
    days on market $49,900 Active 52 DOM
15. 2026-05-11
    price $64,500 299-char remark

    Show marketing remark (299 chars)

    Looking for a home in Campbell? This one checks all the boxes! Enjoy a privacy fence, hot tub, detached shop, and a cozy enclosed front porch. The open floor plan features 2 bedrooms and 1.5 baths, with the potential to convert into a 4-bedroom home—perfect for growing families or extra space

16. 2026-04-09
    listed $75,000 Active 299-char remark

    Show marketing remark (299 chars)

    Looking for a home in Campbell? This one checks all the boxes! Enjoy a privacy fence, hot tub, detached shop, and a cozy enclosed front porch. The open floor plan features 2 bedrooms and 1.5 baths, with the potential to convert into a 4-bedroom home—perfect for growing families or extra space

17. 2019-03-29
    soldstatus 472-char remark

    Show marketing remark (472 chars)

    You won’t want to miss this unique remodel! Its privacy-fenced yard, stone patio, and enclosed front porch are sure to charm but the true beauty of this home is found once inside. Victorian-era touches and Tiffany lighting are found throughout the home and lend an elegant yet cozy feel. The open kitchen/dining area is great for large gatherings and boasts new countertops and stainless appliances. On top of this, the home also has NEW CHA, windows & flooring.

18. 2014-06-26
    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: $485 · $40/mo
• Projected year-2 tax: $485 · $40/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 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: $11,365
• − Mortgage interest: −$2,795
• − Property taxes: −$485
• − Insurance: −$250
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$1,452
• Taxable income: $4,565
• Est. tax owed @ 24.0%: −$1,096
• After-tax cash flow: $4,008/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

-14.0% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $64,500 MARIS as Distributed by MLS Grid
• 2026-04-09 Listed $75,000 MARIS as Distributed by MLS Grid
• 2019-03-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-06-26 Sold (MLS) — MARIS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $485 · +1.1% YoY. Source: county tax records.