181 Cedar St · Camdenton, MO 65020

$175,000

3 bd · 2.0 ba · 1,158 sqft · Other public records · 31 Days on market

Built 1950 7,676 sqft lot

---

Why this score? — see what drove the C- 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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely remodeled and move-in ready, this Camdenton ranch offers exceptional value. Bright and modern throughout, the home feels like new without the new-construction price—featuring 3 bedrooms, 2 full baths, an updated open layout, new HVAC, new water heater, and numerous recent upgrades. Well-maintained and stylish, this property is hard to find in such a desirable location, close to shopping, schools, and all that Lake of the Ozarks offers. Ideal as a primary residence, investment, or weekend retreat—don’t miss this fully updated opportunity.

Key facts

• Move-in ready
• Remodeled
• Recent upgrades

Tags

• REMODELED
• MOVE-IN READY
• UPDATED OPEN LAYOUT
• NEW HVAC
• NEW WATER HEATER
• RECENT UPGRADES

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: Attached garage (1 car); Gravel driveway
• Utilities: Public sewer
• Home design: Single-family detached residence; Updated/remodeled condition
• Construction: Wood siding; Other foundation
• Exterior features: Deck; Asphalt-paved road access

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric forced-air heating
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/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 $162k (7.5% below list).
• Recommended offer: $162k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 2.1% in Camdenton — 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 68/100 on livability (#186 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, amenities F.
• Camdenton R-III (rural): math 46% / reading 48% proficiency, ranked #68 of 324 in MO (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 416 active listings in the ZIP; 272 units permitted in Camden County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Camden County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,829 (7.5% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-12,023
• Equity at exit: $26,093

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $10,310
• Equity at exit: $15,131

Cash invested: $49,000 (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 65020

• Home prices YoY: -32.9%
• Active inventory: 416
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $258

Break-even live

Break-even rent $1,292

Max offer price $175,000

Occupancy floor 79%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $175,000 Active 31 DOM
2. 2026-06-18
   days on market $175,000 Active 30 DOM
3. 2026-06-17
   days on market $175,000 Active 29 DOM
4. 2026-06-16
   days on market $175,000 Active 28 DOM
5. 2026-06-15
   days on market $175,000 Active 27 DOM
6. 2026-06-14
   days on market $175,000 Active 25 DOM
7. 2026-06-12
   days on market $175,000 Active 24 DOM
8. 2026-06-09
   days on market $175,000 Active 21 DOM
9. 2026-06-08
   days on market $175,000 Active 20 DOM
10. 2026-06-07
    days on market $175,000 Active 19 DOM
11. 2026-06-05
    days on market $175,000 Active 16 DOM
12. 2026-06-03
    days on market $175,000 Active 15 DOM
13. 2026-06-02
    days on market $175,000 Active 14 DOM
14. 2026-06-01
    days on market $175,000 Active 13 DOM
15. 2026-05-31
    days on market $175,000 Active 12 DOM
16. 2026-05-30
    days on market $175,000 Active 11 DOM
17. 2026-05-19
    listed $175,000 Active
18. 2005-06-01
    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: $359 · $30/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$1,339/yr (+$112/mo · 373.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,419
• − Mortgage interest: −$9,803
• − Property taxes: −$359
• − Insurance: −$875
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$5,091
• Taxable income: $185
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $3,051/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: Camdenton R-III
• NCES district ID: 2906990
• Math proficiency: 46% ▲ 10.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $46,496
• Composite: 39.96/100
• National rank: #3838
• State rank: #68 of 324 in MO

Livability — Camdenton

• Score: 68/100
• State rank: #186
• US rank: #9869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camdenton, MO
• County: Camden County · 21,945 people
• City population: 14,748
• Metro: nan
• Population (ZIP): 14,748
• Household income: $62,392
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 166.0

Population outlook (Camden County) Hauer SSP2

• Today (2025): 44,585 people
• By 2030: 44,476 · -0.2%
• By 2040: 43,513 · -2.4%
• By 2050: 41,705 · -6.5%
• By 2075: 36,903 · -17.2%
• By 2100: 30,164 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+54.3) · D 22.4% · R 76.7%
• 2008→2024 swing: -25.8pp toward R · 2008: -28.5pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+53.2 2016: R+54.2 2012: R+39.3 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.71%
• Current HPI: 185.4254
• Rent YoY: —
• Metro: nan
• 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

• 2026-05-19 Listed $175,000 LOBR
• 2005-06-01 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $359 · +0.0% YoY. Source: county tax records.