815 Wilson Ave · Campbell, MO 63933

$124,750

3 bd · 1.0 ba · 1,118 sqft · Other public records · 175 Days on market

Built 2001 Good condition 0.33 ac lot $112/sqft · 81% above area ↓ 7% since listing

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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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Newly remodeled home sitting on a corner lot with a large side yard. Home offers 3 beds 1 bath and a 1 car carport. Home has new flooring, light fixtures, and fresh paint. Contractor states the house is built out of concrete and is rated to withstand 150 mph winds.

Key facts

• 0.33 acre lot
• Parking
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $104k (16.6% below list).
• Recommended offer: $104k (16.6% below list) — sets the bar for 1% rule.

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-, amenities F, commute 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.
• Zoned schools: Campbell Elem. (math 32% / reading 27%, grade F, #813 of 1,115 statewide, top 75%, 292 students, 61% FRL); Campbell High (math 32% / reading 42%, grade F, #291 of 521 statewide, top 60%, 262 students, 63% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 17 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 $1k of equity ($862 loan paydown + $499 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $104,070 (16.6% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.83% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (median comp): $68,950
• List price: $124,750
• Delta: 80.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.4%
• Equity multiple: 1.12×
• Total profit: $4,108
• Equity at exit: $38,741

10-year hold

• IRR: 7.4%
• Equity multiple: 1.84×
• Total profit: $29,435
• Equity at exit: $48,628

Cash invested: $34,930 (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: 17
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$654
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $86

Break-even live

Break-even rent $932

Max offer price $124,750

Occupancy floor 87%

Sensitivity live

Price	-10% $156	-5% $121	+0% $86	+5% $50	+10% $15
Rent	-10% $3	-5% $45	+0% $86	+5% $127	+10% $168
Rate	-1.0pp $148	-0.5pp $117	base $86	+0.5pp $53	+1.0pp $20

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: $31,188
• Closing costs: $3,742
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $124,750 Active 175 DOM
2. 2026-06-21
   days on market $124,750 Active 174 DOM
3. 2026-06-21
   days on market $124,750 Active 173 DOM
4. 2026-06-18
   days on market $124,750 Active 171 DOM
5. 2026-06-17
   days on market $124,750 Active 170 DOM
6. 2026-06-16
   days on market $124,750 Active 169 DOM
7. 2026-06-15
   days on market $124,750 Active 168 DOM
8. 2026-06-13
   days on market $124,750 Active 166 DOM
9. 2026-06-12
   days on market $124,750 Active 165 DOM
10. 2026-06-09
    days on market $124,750 Active 162 DOM
11. 2026-06-08
    days on market $124,750 Active 161 DOM
12. 2026-06-07
    days on market $124,750 Active 160 DOM
13. 2026-06-05
    days on market $124,750 Active 158 DOM
14. 2026-06-04
    days on market $124,750 Active 156 DOM
15. 2026-06-02
    days on market $124,750 Active 155 DOM
16. 2026-06-01
    days on market $124,750 Active 154 DOM
17. 2026-05-31
    days on market $124,750 Active 153 DOM
18. 2026-05-05
    price $124,750 266-char remark

    Show marketing remark (266 chars)

    Newly remodeled home sitting on a corner lot with a large side yard. Home offers 3 beds 1 bath and a 1 car carport. Home has new flooring, light fixtures, and fresh paint. Contractor states the house is built out of concrete and is rated to withstand 150 mph winds.

19. 2026-03-18
    price $128,500 266-char remark

    Show marketing remark (266 chars)

    Newly remodeled home sitting on a corner lot with a large side yard. Home offers 3 beds 1 bath and a 1 car carport. Home has new flooring, light fixtures, and fresh paint. Contractor states the house is built out of concrete and is rated to withstand 150 mph winds.

20. 2025-12-29
    listed $134,000 Active 266-char remark

    Show marketing remark (266 chars)

    Newly remodeled home sitting on a corner lot with a large side yard. Home offers 3 beds 1 bath and a 1 car carport. Home has new flooring, light fixtures, and fresh paint. Contractor states the house is built out of concrete and is rated to withstand 150 mph winds.

21. 2004-02-23
    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: $364 · $30/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$846/yr (+$70/mo · 232.1%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $12,488
• − Mortgage interest: −$6,988
• − Property taxes: −$364
• − Insurance: −$624
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$3,629
• Taxable loss: −$1,115
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $1,295/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This newly remodeled home offers 3 bedrooms and 1 bathroom with new flooring, light fixtures, and fresh paint. The exterior has been updated with new siding and paint, and the property has a large side yard with new landscaping. The home is in good condition and ready for move-in.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and yard maintenance — Well-maintained landscaping and yard improve curb appeal and property value
• Both New flooring in bathrooms — New flooring in bathrooms enhances aesthetics and functionality
• Both New light fixtures in kitchen and bathrooms — New light fixtures improve aesthetics and functionality
• Both New flooring in kitchen and bathrooms — New flooring in kitchen and bathrooms enhances aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and yard maintenance — Well-maintained landscaping and yard improve curb appeal and property value ↑
• Both New flooring in bathrooms — New flooring in bathrooms enhances aesthetics and functionality ↑
• Both New light fixtures in kitchen and bathrooms — New light fixtures improve aesthetics and functionality ↑
• Both New flooring in kitchen and bathrooms — New flooring in kitchen and bathrooms enhances aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.9% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $124,750 MARIS as Distributed by MLS Grid
• 2026-03-18 Price Changed $128,500 MARIS as Distributed by MLS Grid
• 2025-12-29 Listed $134,000 MARIS as Distributed by MLS Grid
• 2004-02-23 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2025): $364 · +1.0% YoY. Source: county tax records.