202 N Main St · Arcadia, MO 63621

$79,900

6 bd · 6.0 ba · 8,550 sqft · MultiFamily · 11 Days on market

Built 1880 Good condition 10,018 sqft lot

---

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 +7.5/15.0
• Appreciation +6.8/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Investor Special in the Heart of Arcadia! Incredible opportunity to finish and customize a multi-unit income producing property with major updates already completed. This spacious building was designed for 3 separate condos/apartments, each offering approximately 2,500 sq ft of living space. Perfect for long-term rentals, corporate housing, or multi-family investment potential. Property features a total of 27 rooms, 6 bedrooms, and 6 bathrooms across the three planned units. Each unit is designed with 2 bedrooms, 2 bathrooms, living room, dining room, den, office, and laundry room. One unit also includes space for a private 3-car garage. Builders and investors can complete the interiors to

Key facts

• 0.23 acre lot
• Built 1880
• Listed 10 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Phone available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: City lot; Corner lot; Level lot; Near public transit

Interior

• Bedrooms: Six bedrooms, all on the main level
• Bathrooms: Six full bathrooms, all on the main level
• Heating & cooling: Heating varies by unit; Multiple cooling units
• Interior features: Crawl space basement; Multiple total rooms (27)
• Laundry & utility: Laundry facilities in multiple locations

What this means for you Summary

Snapshot

• This is a 6-bed/6.0-bath multifamily listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).

Location & tenants

• Location reads 62/100 on livability (#372 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Arcadia Valley R-II (rural): math 42% / reading 46% proficiency, ranked #115 of 324 in MO (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Arcadia Valley Elem. (math 42% / reading 42%, grade F, #481 of 1,115 statewide, top 46%, 397 students, 99% FRL); Arcadia Valley High (math 47% / reading 62%, grade C-, #69 of 521 statewide, top 15%, 343 students, 50% FRL) — zoned schools average 75% FRL vs 55% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 6 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $3k appreciation (3.7% local appreciation)).
• Iron County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1880 — 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. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.91% ✓
• Cap rate: 35.07%
• Cash-on-cash: 102.76%
• DSCR: 5.57
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.02×
• Total profit: $134,603
• Equity at exit: $39,026

10-year hold

• IRR: —
• Equity multiple: 14.62×
• Total profit: $304,745
• Equity at exit: $62,673

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 63621

• Home prices YoY: 2.1%
• Active inventory: 12
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,124 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $1,916

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 34%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	2	$3,123
Total (3 units)			$3,124

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 2 events

1. 2026-05-20
   listed $79,900 Active
2. 2026-05-20
   historical $79,900

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

Taxation est. · year 1

• Rental income: $37,488
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,999
• − Management: −$2,999
• − Depreciation: −$2,324
• Taxable income: $23,092
• Est. tax owed @ 24.0%: −$5,542
• After-tax cash flow: $17,447/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 · 11 photos

Good 75/100 Extensive rehab

This multi-family property is in the process of being renovated. The kitchen and bathrooms are under construction, requiring major repairs and updates to complete the spaces. Once finished, the property will be move-in ready and highly valuable for both resale and rental purposes.

Repairs flagged

• Major Exposed framing in kitchen and bathrooms — Structural elements need to be completed
• Major Exposed subfloor in kitchen and bathrooms — Flooring needs to be installed
• Major Exposed drywall in kitchen and bathrooms — Painting and finishing needed

Value-add opportunities

• Both Complete kitchen cabinetry and flooring — Enhances both resale and rental value
• Both Paint and finish interior walls — Improves curb appeal and interior aesthetics
• Both Install bathroom fixtures and finishes — Completes the living spaces and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed framing in kitchen and bathrooms · Structural elements need to be completed	Major	$15,000–50,000
Exposed subfloor in kitchen and bathrooms · Flooring needs to be installed	Major	$15,000–50,000
Exposed drywall in kitchen and bathrooms · Painting and finishing needed	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Complete kitchen cabinetry and flooring — Enhances both resale and rental value ↑
• Both Paint and finish interior walls — Improves curb appeal and interior aesthetics ↑
• Both Install bathroom fixtures and finishes — Completes the living spaces and enhances value ↑

ⓘ 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: Arcadia Valley R-II
• NCES district ID: 2903150
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $34,573
• Composite: 36.32/100
• National rank: #4693
• State rank: #115 of 324 in MO

Livability — Arcadia

• Score: 62/100
• State rank: #372
• US rank: #16486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arcadia, MO
• Population (ZIP): 1,656

Population outlook (Iron County) Hauer SSP2

• Today (2025): 9,245 people
• By 2030: 8,745 · -5.4%
• By 2040: 7,808 · -15.5%
• By 2050: 6,944 · -24.9%
• By 2075: 5,320 · -42.5%
• By 2100: 4,245 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%

Political lean MEDSL · Iron

• 2024 margin: Solid R (+62.4) · D 18.2% · R 80.7% · Other 1.1%
• 2008→2024 swing: -65.2pp toward R · 2008: 2.8pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+57.7 2016: R+52.6 2012: R+14.5 2008: D+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.68%
• Current HPI: 178.9099
• 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

2 events — show timeline

• 2026-05-20 Listed $79,900 MARIS as Distributed by MLS Grid
• 2026-05-20 Coming Soon $79,900 MARIS as Distributed by MLS Grid