2103 Main St · Bethany, MO 64424

$28,500

4 bd · 2.0 ba · 2,330 sqft · Other public records · 3 Days on market

Built 1915 0.28 ac lot ↓ 59% since listing

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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 +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 Story home on a large lot! This 4 bed, 2 bath home has hardwood floors throughout! Plenty of living space, HUGE bedrooms, a formal dining room, 2 pantries and upstairs laundry. This home offers a workshop in the basement. Nice carport, large yard just walking distance from downtown. New roof! Kitchen appliances included!

Key facts

• Easy access to parks
• 0.28 acre lot
• Garage

Tags

• PRIMARY BEDROOM ON MAIN LEVEL
• ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO PARKS
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Above-grade finished living area reported as 2,330 (per public records)
• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Two-story layout; Located inside city limits
• Construction: Wood siding; Composition roof; Approximately 101+ years old
• Exterior features: Corner lot; Paved road access

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Four bedrooms — one on the main level; three on the second level
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Electric cooling (central air)
• Interior features: Storm windows; Basement bedroom; Unfinished basement; Eat-in kitchen
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $28k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).

Location & tenants

• Location reads 67/100 on livability (#206 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: schools D, amenities F, commute F.
• South Harrison County R-II (town): math 41% / reading 42% proficiency, ranked #131 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 2 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($197 loan paydown + $2k appreciation (6.7% local appreciation)).
• Harrison County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,500

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.55% ✓
• Cap rate: 30.00%
• Cash-on-cash: 84.68%
• DSCR: 4.77
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 91.7%
• Equity multiple: 6.68×
• Total profit: $45,329
• Equity at exit: $19,190

10-year hold

• IRR: 88.9%
• Equity multiple: 14.17×
• Total profit: $105,065
• Equity at exit: $35,956

Cash invested: $7,980 (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 64424

• Home prices YoY: 3.7%
• Active inventory: 12
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$149
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $563

Break-even live

Break-even rent $298

Max offer price $28,500

Occupancy floor 39%

Sensitivity live

Price	-10% $579	-5% $571	+0% $563	+5% $555	+10% $547
Rent	-10% $483	-5% $523	+0% $563	+5% $603	+10% $643
Rate	-1.0pp $577	-0.5pp $570	base $563	+0.5pp $556	+1.0pp $548

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: $7,125
• Closing costs: $855
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $28,500 Active 3 DOM
2. 2026-06-17
   remarks 342-char remark
3. 2026-06-17
   listed $28,500 Active 1 DOM

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $893 · $74/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,134
• − Mortgage interest: −$1,596
• − Property taxes: −$893
• − Insurance: −$142
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$829
• Taxable income: $6,732
• Est. tax owed @ 24.0%: −$1,616
• After-tax cash flow: $5,142/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: South Harrison County R-II
• NCES district ID: 2900002
• Math proficiency: 41% ▼ -1.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $39,716
• Composite: 34.76/100
• National rank: #5127
• State rank: #131 of 324 in MO

Livability — Bethany

• Score: 67/100
• State rank: #206
• US rank: #10447

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: Bethany, MO
• City population: 3,664
• Population (ZIP): 3,664

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 7,893 people
• By 2030: 7,511 · -4.8%
• By 2040: 6,811 · -13.7%
• By 2050: 6,131 · -22.3%
• By 2075: 4,814 · -39.0%
• By 2100: 3,643 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3% Black 1%
• Common ancestry: Iranian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada, South Korea

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+71.8) · D 13.9% · R 85.6%
• 2008→2024 swing: -40.5pp toward R · 2008: -31.3pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+68.0 2016: R+64.9 2012: R+44.4 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.70%
• Current HPI: 187.1418
• 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

-59.2% since first listed

12 events — show timeline

• 2026-06-17 Listed $28,500 Heartland MLS as Distributed by MLS Grid
• 2021-07-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-09-09 Listed $79,000 Heartland MLS as Distributed by MLS Grid
• 2007-08-10 Sold (Public Records) $65,000 Public Records
• 2007-08-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-08-01 Sold (Public Records) — Public Records
• 2007-02-27 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2005-06-24 Sold (Public Records) $65,000 Public Records
• 2005-06-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-05-14 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2003-08-26 Sold (Public Records) — Public Records
• 1994-05-07 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $893 · +9.8% YoY. Source: county tax records.