1423 Main St · Trenton, MO 64683

$79,900

4 bd · 2.0 ba · 2,302 sqft · SingleFamily public records · 45 Days on market

Built 1900 7,405 sqft lot $35/sqft · at area comps Est $81k · at est.

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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
• ARV discount +8.2/15.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of potential for this once majestic 2 story home located near the college! This home boasts approximately 2,400 square feet and could be restored to it’s original glory or converted to apartments given the close proximity to NCMC. The main floor includes the living room, dining room, den, kitchen, bedroom with laundry hook-ups, and full bathroom. Journey up the grand staircase to the next level where you will find 5 bedrooms, 2 walk-in closets, and a full bathroom with a claw foot tub. Some distinct features of this home include original woodwork, fireplace in the den, and 3 pocket doors. Additional features include a large wrap around porch, back porch, detached garage, as well as central air and heat.

Key facts

• Built-in cabinetry
• Grand staircase
• Rich built-ins

Tags

• WRAP-AROUND FRONT PORCH
• ORIGINAL WOODWORK
• RICH BUILT-INS
• GRAND STAIRCASE
• ORIGINAL POCKET DOORS
• BUILT-IN CABINETRY

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2-story floor plan; Approximately 2,302 sq. ft. living area; Located inside city limits
• Construction: Composition roof; Other construction materials; Partial basement; About 101+ years old
• Exterior features: Front porch; City lot; Paved road access; Property not in a flood plain

Interior

• Kitchen: Electric range; Painted cabinets
• Bedrooms: 5 bedrooms (some on second floor, some on first floor)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms (located on first and second floors)
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fans; Painted cabinets; Window coverings; Wood windows; Electric range; Wood flooring; Den/Study; Formal dining area; Partial basement; One fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 6.2% in Trenton — 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 76/100 on livability (#49 in MO, #3,686 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment C-, amenities F.
• Trenton R-IX (town): math 28% / reading 43% proficiency, ranked #223 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 2 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grundy County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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.
• Current owner paid $32k; list at $80k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.62% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.08%
• DSCR: 2.25
• GRM: 5.2

CMA / ARV

• ARV (median comp): $81,241
• List price: $79,900
• Delta: -1.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
432 W Crowder Rd	0.21mi	4/2.0	2,500 (+9%)	1mo	$109,000	$44	75
512 W 11th St	0.36mi	5/1.0 (+1)	2,238 (-3%)	0mo	$99,900	$45	70
421 W 12th St	0.25mi	5/2.0 (+1)	2,460 (+7%)	9mo	$49,900	$20	64
141 E 5th St	0.56mi	4/2.0	2,288 (-1%)	18mo	$194,900	$85	58
2007 Cedar St	0.35mi	3/2.0 (-1)	2,448 (+6%)	13mo	$114,900	$47	58
403 E 8th Ct	0.47mi	5/2.0 (+1)	1,984 (-14%)	2mo	$149,900	$76	48
220 S Main St	0.65mi	3/2.0 (-1)	2,064 (-10%)	12mo	$189,900	$92	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 22.2%
• Equity multiple: 1.91×
• Total profit: $20,386
• Equity at exit: $11,913

10-year hold

• IRR: 30.3%
• Equity multiple: 3.71×
• Total profit: $60,634
• Equity at exit: $6,908

Cash invested: $22,372 (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 64683

• Home prices YoY: -14.6%
• Active inventory: 50
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $524

Break-even live

Break-even rent $630

Max offer price $79,900

Occupancy floor 55%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $79,900 Active 45 DOM
2. 2026-06-17
   days on market $79,900 Active 44 DOM
3. 2026-06-16
   days on market $79,900 Active 43 DOM
4. 2026-06-15
   days on market $79,900 Active 42 DOM
5. 2026-06-13
   days on market $79,900 Active 40 DOM
6. 2026-06-12
   days on market $79,900 Active 39 DOM
7. 2026-06-09
   days on market $79,900 Active 36 DOM
8. 2026-06-08
   days on market $79,900 Active 35 DOM
9. 2026-06-07
   days on market $79,900 Active 34 DOM
10. 2026-06-07
    days on market $79,900 Active 33 DOM
11. 2026-06-04
    days on market $79,900 Active 30 DOM
12. 2026-06-02
    days on market $79,900 Active 29 DOM
13. 2026-06-01
    days on market $79,900 Active 28 DOM
14. 2026-05-31
    days on market $79,900 Active 27 DOM
15. 2026-05-04
    listed $79,900 Active 1235-char remark
16. 2022-08-03
    soldstatus Closed 723-char remark

    Show marketing remark (723 chars)

    Lots of potential for this once majestic 2 story home located near the college! This home boasts approximately 2,400 square feet and could be restored to it’s original glory or converted to apartments given the close proximity to NCMC. The main floor includes the living room, dining room, den, kitchen, bedroom with laundry hook-ups, and full bathroom. Journey up the grand staircase to the next level where you will find 5 bedrooms, 2 walk-in closets, and a full bathroom with a claw foot tub. Some distinct features of this home include original woodwork, fireplace in the den, and 3 pocket doors. Additional features include a large wrap around porch, back porch, detached garage, as well as central air and heat.

17. 2022-07-05
    status Pending 723-char remark

    Show marketing remark (723 chars)

    Lots of potential for this once majestic 2 story home located near the college! This home boasts approximately 2,400 square feet and could be restored to it’s original glory or converted to apartments given the close proximity to NCMC. The main floor includes the living room, dining room, den, kitchen, bedroom with laundry hook-ups, and full bathroom. Journey up the grand staircase to the next level where you will find 5 bedrooms, 2 walk-in closets, and a full bathroom with a claw foot tub. Some distinct features of this home include original woodwork, fireplace in the den, and 3 pocket doors. Additional features include a large wrap around porch, back porch, detached garage, as well as central air and heat.

18. 2022-07-04
    listed $45,000 Active 723-char remark

    Show marketing remark (723 chars)

    Lots of potential for this once majestic 2 story home located near the college! This home boasts approximately 2,400 square feet and could be restored to it’s original glory or converted to apartments given the close proximity to NCMC. The main floor includes the living room, dining room, den, kitchen, bedroom with laundry hook-ups, and full bathroom. Journey up the grand staircase to the next level where you will find 5 bedrooms, 2 walk-in closets, and a full bathroom with a claw foot tub. Some distinct features of this home include original woodwork, fireplace in the den, and 3 pocket doors. Additional features include a large wrap around porch, back porch, detached garage, as well as central air and heat.

19. 2021-08-31
    soldstatus $32,000
20. 2010-10-18
    soldstatus

    Show marketing remark (177 chars)

    2 story home near downtown with 4 bedrooms, 1.5 bath, living room, dining room, den, family room, and kitchen. Nice wood work. Buyer must be pre-approved or have proof of funds.

21. 2010-06-15
    listed $12,000

    Show marketing remark (177 chars)

    2 story home near downtown with 4 bedrooms, 1.5 bath, living room, dining room, den, family room, and kitchen. Nice wood work. Buyer must be pre-approved or have proof of funds.

22. 1999-09-07
    soldstatus $15,000

ⓘ 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: $545 · $45/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$230/yr (+$19/mo · 42.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,513
• − Mortgage interest: −$4,476
• − Property taxes: −$545
• − Insurance: −$400
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,324
• Taxable income: $5,287
• Est. tax owed @ 24.0%: −$1,269
• After-tax cash flow: $5,014/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: Trenton R-IX
• NCES district ID: 2930360
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,586
• Composite: 29.52/100
• National rank: #6499
• State rank: #223 of 324 in MO

Livability — Trenton

• Score: 76/100
• State rank: #49
• US rank: #3686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, MO
• City population: 7,648
• Population (ZIP): 7,648

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 9,586 people
• By 2030: 9,298 · -3.0%
• By 2040: 8,783 · -8.4%
• By 2050: 8,262 · -13.8%
• By 2075: 7,011 · -26.9%
• By 2100: 5,650 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Serbian 2% Portuguese 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · German/W. Germanic 1% Chinese 1% Spanish 1%

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+63.6) · D 17.8% · R 81.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -30.1pp · 2024: -63.6pp
• All cycles: 2024: R+63.6 2020: R+62.8 2016: R+60.8 2012: R+41.6 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.24%
• Current HPI: 188.2901
• 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

+432.7% since first listed

8 events — show timeline

• 2026-05-04 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2022-08-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-07-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-07-04 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2021-08-31 Sold (Public Records) $32,000 Public Records
• 2010-10-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-06-15 Listed $12,000 Heartland MLS as Distributed by MLS Grid
• 1999-09-07 Sold (Public Records) $15,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $545 · +14.9% YoY. Source: county tax records.