6757 Seward Ln · Camden, MO 64017

$68,250

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 17 Days on market

Built 1918 2.00 ac lot ↓ 15% 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 +29.7/30.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for small acreage at an affordable price? Sitting on 2 acres just off blacktop. .. This home is ready for you! Lots of work has been done already - now its time for your finishing touches! Property features a two bedroom home with living room, dining room and kitchen along with a large mudroom/bonus room. There is a 31x24 detached garage.

Key facts

• 2 acre lot
• 2 garage spots
• Built 1918

Property features AI

Finance

• Other: Living area reported as 872 (above grade); Property listed as Residential — Single Family Residence
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Bungalow floor plan
• Construction: Frame construction; Other roof type; Built over 100 years ago
• Exterior features: Lot approximately 87,120 square feet

Interior

• Kitchen: Kitchen
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: Partial basement
• Laundry & utility: No cooling system (none listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $-65 ($-781/yr) — negative.
• To cash-flow at today's rent, offer at most $57k (16.8% below list).
• Meets the 1% rule at list price ($857 rent vs $68k).
• Recommended offer: $57k (16.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 58/100 on livability (#590 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B; Watch: crime F, amenities F, commute F.
• Richmond R-XVI (town): math 32% / reading 39% proficiency, ranked #209 of 324 in MO (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sunrise Elem. (math 33% / reading 37%, grade F, #672 of 1,115 statewide, top 60%, 447 students, 53% FRL); Richmond Middle (math 35% / reading 39%, grade F, #220 of 391 statewide, top 59%, 359 students, 40% FRL); Richmond High (math 22% / reading 47%, grade F, #321 of 521 statewide, top 67%, 454 students, 32% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; 56 units permitted in Ray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($472 loan paydown + $5k appreciation (7.7% local appreciation)).
• Ray County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.7% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo; built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,752 (16.8% 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. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.61%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.19×
• Total profit: $22,784
• Equity at exit: $50,399

10-year hold

• IRR: 15.9%
• Equity multiple: 4.64×
• Total profit: $69,526
• Equity at exit: $98,687

Cash invested: $19,110 (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 64017

• Home prices YoY: 1.8%
• Active inventory: 2
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$358
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$28
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-65

Break-even live

Break-even rent $940

Max offer price $56,752

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-46	+0% $-65	+5% $-84	+10% $-104
Rent	-10% $-133	-5% $-99	+0% $-65	+5% $-31	+10% $3
Rate	-1.0pp $-31	-0.5pp $-48	base $-65	+0.5pp $-83	+1.0pp $-101

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: $17,062
• Closing costs: $2,048
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $68,250 Active 17 DOM
2. 2026-06-21
   days on market $68,250 Active 16 DOM
3. 2026-06-18
   days on market $68,250 Active 14 DOM
4. 2026-06-17
   days on market $68,250 Active 13 DOM
5. 2026-06-16
   days on market $68,250 Active 12 DOM
6. 2026-06-15
   days on market $68,250 Active 11 DOM
7. 2026-06-13
   days on market $68,250 Active 9 DOM
8. 2026-06-12
   days on market $68,250 Active 8 DOM
9. 2026-06-09
   days on market $68,250 Active 5 DOM
10. 2026-06-08
    days on market $68,250 Active 4 DOM
11. 2026-06-07
    days on market $68,250 Active 3 DOM
12. 2026-06-07
    remarks 248-char remark
13. 2026-06-07
    listed $68,250 Active 2 DOM

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $662 · $55/mo
• Expected delta: +$156/yr (+$13/mo · 30.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,286
• − Mortgage interest: −$3,823
• − Property taxes: −$506
• − Insurance: −$4,106
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$1,985
• Taxable loss: −$1,780
• Est. tax savings @ 24.0%: +$427
• After-tax cash flow: $-354/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: Richmond R-XVI
• NCES district ID: 2926480
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $44,070
• Composite: 30.17/100
• National rank: #6321
• State rank: #209 of 324 in MO

Livability — Camden

• Score: 58/100
• State rank: #590
• US rank: #20891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 288

Population outlook (Ray County) Hauer SSP2

• Today (2025): 21,420 people
• By 2030: 20,507 · -4.3%
• By 2040: 18,550 · -13.4%
• By 2050: 16,516 · -22.9%
• By 2075: 12,899 · -39.8%
• By 2100: 10,413 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Ray

• 2024 margin: Solid R (+48.7) · D 25.1% · R 73.8% · Other 1.1%
• 2008→2024 swing: -45.5pp toward R · 2008: -3.2pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+45.0 2016: R+37.1 2012: R+14.9 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.69%
• Current HPI: 437.3166
• 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

-14.6% since first listed

6 events — show timeline

• 2026-06-04 Listed $68,250 Heartland MLS as Distributed by MLS Grid
• 2022-07-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-04-14 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2021-10-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-10-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-07-19 Listed $79,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $506 · +9.6% YoY. Source: county tax records.