151 Illinois St NE · Camdenton, MO 65020

$279,900

4 bd · 2.0 ba · 2,108 sqft · Other public records · 51 Days on market

Built 1990 7,841 sqft lot $133/sqft · 48% below area Est $439k · 36% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Completely remodeled and move-in ready, this in-town home offers the perfect blend of modern updates and everyday functionality. Featuring 4 bedrooms, 2 bathrooms, and 1,722 square feet of living space, the home has been thoughtfully updated throughout to provide a fresh, clean feel. An additional 386 square feet offers a blank canvas—ideal for a second living area, home office, gym, or whatever fits your needs. Enjoy the convenience of city water and sewer, plus a location within walking distance to Camdenton shopping, restaurants, and schools. Outside, a 24x24 detached shop provides excellent space for storage, hobbies, or a workshop setup. Whether you’re looking for extra roo

Key facts

• Move-in ready
• Remodeled
• Modern updates

Tags

• REMODELED
• MOVE-IN READY
• MODERN UPDATES
• CITY WATER
• CITY SEWER
• WALKING DISTANCE TO SHOPPING

Property features AI

Finance

• HOA & community: No community amenities listed

Exterior

• Parking: Detached garage with workshop; 2 garage spaces; Open parking; Concrete parking surfaces
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Two stories; Updated/remodeled; Wood siding construction; Shingle roof
• Construction: Wood siding; Shingle roof; Built as a two-story home
• Exterior features: Covered deck; Workshop (separate structure)

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Range/oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Unfurnished; Fireplace (1); Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $280k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (33.7% below list).
• Recommended offer: $185k (33.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 1.7% 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 36% 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 $2k of loan paydown is wiped out by about $8k 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 51 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,443 (33.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.66% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 12.6

CMA / ARV

• ARV (median comp): $439,316
• List price: $279,900
• Delta: -36.29%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.8%
• Equity multiple: 0.28×
• Total profit: $-56,636
• Equity at exit: $41,734

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-64,268
• Equity at exit: $24,201

Cash invested: $78,372 (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: 12.6×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-175

Break-even live

Break-even rent $2,076

Max offer price $249,037

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-95	+0% $-175	+5% $-254	+10% $-333
Rent	-10% $-321	-5% $-248	+0% $-175	+5% $-101	+10% $-28
Rate	-1.0pp $-34	-0.5pp $-104	base $-175	+0.5pp $-247	+1.0pp $-321

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $279,900 Active 51 DOM
2. 2026-06-19
   days on market $279,900 Active 49 DOM
3. 2026-06-18
   days on market $279,900 Active 48 DOM
4. 2026-06-17
   days on market $279,900 Active 47 DOM
5. 2026-06-16
   days on market $279,900 Active 46 DOM
6. 2026-06-15
   days on market $279,900 Active 45 DOM
7. 2026-06-14
   days on market $279,900 Active 43 DOM
8. 2026-06-12
   days on market $279,900 Active 42 DOM
9. 2026-06-09
   days on market $279,900 Active 39 DOM
10. 2026-06-08
    days on market $279,900 Active 38 DOM
11. 2026-06-07
    days on market $279,900 Active 37 DOM
12. 2026-06-05
    days on market $279,900 Active 34 DOM
13. 2026-06-03
    days on market $279,900 Active 33 DOM
14. 2026-06-02
    days on market $279,900 Active 32 DOM
15. 2026-06-01
    days on market $279,900 Active 31 DOM
16. 2026-05-31
    days on market $279,900 Active 30 DOM
17. 2026-05-30
    days on market $279,900 Active 29 DOM
18. 2026-05-01
    listed $279,900 Active 780-char remark
19. 1989-05-01
    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: $663 · $55/mo
• Projected year-2 tax: $2,715 · $226/mo
• Expected delta: +$2,052/yr (+$171/mo · 309.5%)

ⓘ 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 5/10 Major
• 🌡 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: $22,253
• − Mortgage interest: −$15,679
• − Property taxes: −$663
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$8,143
• Taxable loss: −$7,191
• Est. tax savings @ 24.0%: +$1,726
• After-tax cash flow: $-371/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

• 2026-05-01 Listed $279,900 LOBR
• 1989-05-01 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $663 · +0.0% YoY. Source: county tax records.