715 W 4th St · Cameron, MO 64429

$75,000

3 bd · 1.5 ba · 2,317 sqft · SingleFamily public records · 68 Days on market

Built 1923 0.26 ac lot $32/sqft · 65% below area

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

What a home- offers incredible potential! Sweat equity bring great value~ Spacious older home with loads of natural light, solid construction and plenty of room for a growing family. Features high ceilings, stunning woodwork, and strong structural integrity. With some updates, maintenance, and personal touches- after being vacant for a period of time- it can truly shine. A great opportunity for the right buyer/investor to bring it back to life. The kitchen and bathroom have been updated prior to current owners. Newer roof, newer RRG natural gas water boiler and water heater. Buyer and buyer agent to verify all listing information including measurements and square footage.

Key facts

• Natural light
• Stunning woodwork
• Updated kitchen

Tags

• NATURAL LIGHT
• HIGH CEILINGS
• STUNNING WOODWORK
• STRONG STRUCTURAL INTEGRITY
• UPDATED KITCHEN
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 3.4% in Cameron — 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 75/100 on livability (#60 in MO, #4,301 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools D-, amenities F.
• Cameron R-I (town): math 40% / reading 45% proficiency, ranked #117 of 324 in MO (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 active listings in the ZIP; 67 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Clinton County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $45k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1923 — 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 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?
6. Crime grade is D 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: 1.81% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.76%
• DSCR: 2.46
• GRM: 4.6

CMA / ARV

• ARV (median comp): $215,742
• List price: $75,000
• Delta: -65.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 W 4th St	0.31mi	3/2.5	2,232 (-4%)	8mo	$260,000	$116	69
516 W 8th St	0.33mi	4/2.0 (+1)	2,265 (-2%)	7mo	$249,900	$110	68
723 N Godfrey St	0.31mi	4/3.0 (+1)	2,200 (-5%)	1mo	$299,000	$136	65
216 S Nettleton St	0.28mi	3/2.5	2,116 (-9%)	8mo	$230,000	$109	62
507 W 3rd St	0.18mi	2/1.0 (-1)	2,021 (-13%)	3mo	$79,000	$39	61
406 Lykins Ln	0.46mi	3/2.0	2,137 (-8%)	8mo	$370,000	$173	57
1003 Rosewood Dr	0.70mi	3/3.0	2,382 (+3%)	1mo	$287,500	$121	56
701 N Godfrey St	0.26mi	3/2.0	2,000 (-14%)	9mo	$230,000	$115	56
1001 Rosewood Dr	0.69mi	3/2.5	2,378 (+3%)	6mo	$289,900	$122	54
613 N Mead St	0.20mi	4/2.0 (+1)	2,014 (-13%)	10mo	$239,000	$119	54
605 N Mead St	0.18mi	4/3.0 (+1)	2,593 (+12%)	11mo	$390,000	$150	52
423 E 4th St	0.74mi	4/2.0 (+1)	2,021 (-13%)	4mo	$245,000	$121	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.3%
• Equity multiple: 4.68×
• Total profit: $77,371
• Equity at exit: $67,566

10-year hold

• IRR: 43.0%
• Equity multiple: 10.48×
• Total profit: $199,149
• Equity at exit: $145,709

Cash invested: $21,000 (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 64429

• Home prices YoY: 7.7%
• Active inventory: 62
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $573

Break-even live

Break-even rent $633

Max offer price $75,000

Occupancy floor 53%

Sensitivity live

Price	-10% $616	-5% $595	+0% $573	+5% $552	+10% $531
Rent	-10% $466	-5% $520	+0% $573	+5% $627	+10% $681
Rate	-1.0pp $611	-0.5pp $592	base $573	+0.5pp $554	+1.0pp $534

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $75,000 Active 68 DOM
2. 2026-06-18
   days on market $75,000 Active 66 DOM
3. 2026-06-17
   days on market $75,000 Active 65 DOM
4. 2026-06-16
   days on market $75,000 Active 64 DOM
5. 2026-06-15
   days on market $75,000 Active 63 DOM
6. 2026-06-13
   days on market $75,000 Active 61 DOM
7. 2026-06-12
   days on market $75,000 Active 60 DOM
8. 2026-06-09
   days on market $75,000 Active 57 DOM
9. 2026-06-08
   days on market $75,000 Active 56 DOM
10. 2026-06-07
    days on market $75,000 Active 55 DOM
11. 2026-06-07
    days on market $75,000 Active 54 DOM
12. 2026-06-04
    days on market $75,000 Active 51 DOM
13. 2026-06-02
    days on market $75,000 Active 50 DOM
14. 2026-06-01
    days on market $75,000 Active 49 DOM
15. 2026-05-31
    days on market $75,000 Active 48 DOM
16. 2026-05-13
    price $95,000 680-char remark

    Show marketing remark (680 chars)

    What a home- offers incredible potential! Sweat equity bring great value~ Spacious older home with loads of natural light, solid construction and plenty of room for a growing family. Features high ceilings, stunning woodwork, and strong structural integrity. With some updates, maintenance, and personal touches- after being vacant for a period of time- it can truly shine. A great opportunity for the right buyer/investor to bring it back to life. The kitchen and bathroom have been updated prior to current owners. Newer roof, newer RRG natural gas water boiler and water heater. Buyer and buyer agent to verify all listing information including measurements and square footage.

17. 2026-05-07
    price $105,000 680-char remark

    Show marketing remark (680 chars)

    What a home- offers incredible potential! Sweat equity bring great value~ Spacious older home with loads of natural light, solid construction and plenty of room for a growing family. Features high ceilings, stunning woodwork, and strong structural integrity. With some updates, maintenance, and personal touches- after being vacant for a period of time- it can truly shine. A great opportunity for the right buyer/investor to bring it back to life. The kitchen and bathroom have been updated prior to current owners. Newer roof, newer RRG natural gas water boiler and water heater. Buyer and buyer agent to verify all listing information including measurements and square footage.

18. 2026-04-24
    price $110,000 680-char remark

    Show marketing remark (680 chars)

    What a home- offers incredible potential! Sweat equity bring great value~ Spacious older home with loads of natural light, solid construction and plenty of room for a growing family. Features high ceilings, stunning woodwork, and strong structural integrity. With some updates, maintenance, and personal touches- after being vacant for a period of time- it can truly shine. A great opportunity for the right buyer/investor to bring it back to life. The kitchen and bathroom have been updated prior to current owners. Newer roof, newer RRG natural gas water boiler and water heater. Buyer and buyer agent to verify all listing information including measurements and square footage.

19. 2026-04-13
    listed $120,000 Active 680-char remark

    Show marketing remark (680 chars)

    What a home- offers incredible potential! Sweat equity bring great value~ Spacious older home with loads of natural light, solid construction and plenty of room for a growing family. Features high ceilings, stunning woodwork, and strong structural integrity. With some updates, maintenance, and personal touches- after being vacant for a period of time- it can truly shine. A great opportunity for the right buyer/investor to bring it back to life. The kitchen and bathroom have been updated prior to current owners. Newer roof, newer RRG natural gas water boiler and water heater. Buyer and buyer agent to verify all listing information including measurements and square footage.

20. 2026-01-04
    historical
21. 2025-10-23
    listed $130,000 Active
22. 2022-04-28
    historical
23. 2022-04-01
    listed $110,000 Active
24. 2017-07-21
    soldstatus Sold
25. 2017-07-12
    status Pending
26. 2017-06-22
    listed $15,000 Active

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $911 · $76/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,310
• − Mortgage interest: −$4,201
• − Property taxes: −$911
• − Insurance: −$375
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$2,182
• Taxable income: $6,032
• Est. tax owed @ 24.0%: −$1,448
• After-tax cash flow: $5,432/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: Cameron R-I
• NCES district ID: 2907020
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $44,979
• Composite: 36.07/100
• National rank: #4765
• State rank: #117 of 324 in MO

Livability — Cameron

• Score: 75/100
• State rank: #60
• US rank: #4301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cameron, MO
• City population: 11,815
• Population (ZIP): 11,815

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 20,532 people
• By 2030: 20,365 · -0.8%
• By 2040: 19,744 · -3.8%
• By 2050: 18,659 · -9.1%
• By 2075: 15,981 · -22.2%
• By 2100: 11,916 · -42.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Italian 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+47.9) · D 25.4% · R 73.3% · Other 1.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -11.1pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+45.0 2016: R+44.0 2012: R+22.6 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.70%
• Current HPI: 261.2418
• 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

+533.3% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $95,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $105,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-23 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2022-04-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-04-01 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2017-07-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-07-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-06-22 Listed $15,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $911 · +9.3% YoY. Source: county tax records.