616 E 3rd St · Cameron, MO 64429

$134,900

3 bd · 1.0 ba · 1,435 sqft · SingleFamily public records · 12 Days on market

Built 1903 9,017 sqft lot Est $227k · 41% under

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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 +16.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 9,017 sq ft lot
• Built 1903
• Listed 12 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $79 ($951/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 $128k (5.1% below list).
• Recommended offer: $128k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.5% 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: 58 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 $14k of equity ($933 loan paydown + $13k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,034 (5.1% below list)

Questions for the listing agent

1. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $226,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 E 3rd St	0.00mi	3/1.0	1,435 (0%)	1mo	$134,900	$94	99
606 E 3rd St	0.01mi	3/2.0	1,470 (+2%)	5mo	$285,000	$194	87
102 S East St	0.22mi	3/2.5	1,456 (+2%)	6mo	$229,500	$158	77
103 S Center St	0.18mi	3/2.0	1,530 (+7%)	11mo	$175,000	$114	68
316 W 4th St	0.56mi	3/2.0	1,389 (-3%)	3mo	$265,000	$191	62
117 W Prospect St	0.47mi	3/1.0	1,331 (-7%)	5mo	$152,000	$114	62
618 N Chestnut St	0.47mi	3/1.5	1,304 (-9%)	1mo	$220,000	$169	60
905 Howenstein Ave	0.64mi	3/2.0	1,392 (-3%)	8mo	$279,900	$201	55
425 N Cherry St	0.50mi	3/2.0	1,275 (-11%)	4mo	$249,900	$196	51
319 W 5th St	0.60mi	2/1.0 (-1)	1,607 (+12%)	7mo	$169,900	$106	41
520 W Third St	0.72mi	2/1.0 (-1)	1,566 (+9%)	8mo	$120,000	$77	39
913 N Pine St	0.74mi	4/2.0 (+1)	1,559 (+9%)	11mo	$215,000	$138	33

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: 26.1%
• Equity multiple: 3.08×
• Total profit: $78,535
• Equity at exit: $121,529

10-year hold

• IRR: 22.9%
• Equity multiple: 7.02×
• Total profit: $227,342
• Equity at exit: $262,081

Cash invested: $37,772 (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: 58
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $79

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 89%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-14
   status Pending
2. 2026-04-03
   listed $134,900 Active
3. 2026-03-26
   historical $134,900
4. 2021-02-17
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $15,364
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$3,924
• Taxable loss: −$1,273
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $1,256/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

+0.0% since first listed

4 events — show timeline

• 2026-04-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Listed $134,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-26 Coming Soon $134,900 Heartland MLS as Distributed by MLS Grid
• 2021-02-17 Sold (Public Records) — Public Records

Property tax history

-3.6%/yr

Latest (2025): $234 · +9.3% YoY. Source: county tax records.