122 N Main St · Arcadia, MO 63621

$199,900

5 bd · 0.5 ba · 3,684 sqft · SingleFamily · 147 Days on market

Built 1969 0.60 ac lot $54/sqft · 24% below area Est $263k · 24% under ↓ 30% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.0/30.0
• Appreciation +6.8/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks MLS

A rare piece of Arcadia history has been transformed into a one-of-a-kind residence but could definitely still be a great location for a business! Once a local bank, this solid, character-rich building now serves as a spacious 5-bedroom home while preserving the charm and intrigue of its past. Thick masonry walls, lots of windows, and original architectural details give the home a distinctive presence you won’t find anywhere else. Inside, the building retains its original bank vaults—an eye-catching feature that instantly sets the property apart for businesses seeking a memorable identity. The open floor plan provides flexibility for retail, office, hospitality, or specialty-use concepts, while the building’s prominent street-front location ensures strong visibility and steady local traffic. Whether reimagined as a boutique shop, café, professional office, gallery, or destination attraction, this property offers a unique canvas for entrepreneurs and investors looking to create something truly distinctive! —Also includes all of the safety deposit boxes and the night drop box! As a home the layout offers five bedrooms and one small bathroom, making the space surprisingly comfortable for everyday living. Located in the heart of Arcadia, MO, this property blends small-town charm with historic appeal. Whether you’re drawn to unique architecture, dreaming of a creative renovation project, or simply want a home with a story, this converted bank delivers something truly unforgettable. Plenty of room on this lot to build another structure as well! The city of Arcadia, at one time, approved plans for a 5-car garage on the back side on the lot.

Key facts

• Safety deposit boxes
• Thick masonry walls
• Secure storage

Tags

• CHARACTER-RICH BUILDING
• THICK MASONRY WALLS
• ORIGINAL ARCHITECTURAL DETAILS
• TWO AUTHENTIC BANK VAULTS
• SECURE STORAGE
• SAFETY DEPOSIT BOXES

What this means for you Summary

Snapshot

• This is a 5-bed/0.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (30.8% below list).
• Recommended offer: $138k (30.8% below list) — sets the bar for 1% rule.

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 Middle (math 41% / reading 45%, grade D-, #134 of 391 statewide, top 35%, 266 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 83% FRL vs 55% district-wide (28 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 $9k of equity ($1k loan paydown + $7k 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.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Recommended offer $138,263 (30.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.20%
• DSCR: 0.72
• GRM: 12.0

CMA / ARV

• ARV (median comp): $263,004
• List price: $199,900
• Delta: -23.99%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.9%
• Equity multiple: 1.23×
• Total profit: $12,972
• Equity at exit: $97,637

10-year hold

• IRR: 6.9%
• Equity multiple: 2.13×
• Total profit: $63,286
• Equity at exit: $156,799

Cash invested: $55,972 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-289

Break-even live

Break-even rent $1,749

Max offer price $158,054

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-220	+0% $-289	+5% $-358	+10% $-427
Rent	-10% $-398	-5% $-344	+0% $-289	+5% $-235	+10% $-180
Rate	-1.0pp $-189	-0.5pp $-238	base $-289	+0.5pp $-341	+1.0pp $-394

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $199,900 Active 147 DOM
2. 2026-06-21
   days on market $199,900 Active 146 DOM
3. 2026-06-21
   days on market $199,900 Active 145 DOM
4. 2026-06-18
   days on market $199,900 Active 143 DOM
5. 2026-06-17
   days on market $199,900 Active 142 DOM
6. 2026-06-16
   days on market $199,900 Active 141 DOM
7. 2026-06-15
   days on market $199,900 Active 140 DOM
8. 2026-06-13
   days on market $199,900 Active 138 DOM
9. 2026-06-12
   days on market $199,900 Active 137 DOM
10. 2026-06-09
    pricedays on market $199,900 Active 134 DOM
11. 2026-06-08
    days on market $209,000 Active 133 DOM
12. 2026-06-07
    days on market $209,000 Active 132 DOM
13. 2026-06-07
    days on market $209,000 Active 131 DOM
14. 2026-06-04
    days on market $209,000 Active 128 DOM
15. 2026-06-02
    days on market $209,000 Active 127 DOM
16. 2026-06-01
    days on market $209,000 Active 126 DOM
17. 2026-05-31
    days on market $209,000 Active 125 DOM
18. 2026-05-10
    price $209,000 1702-char remark

    Show marketing remark (1702 chars)

    A rare piece of Arcadia history has been transformed into a one-of-a-kind residence but could definitely still be a great location for a business! Once a local bank, this solid, character-rich building now serves as a spacious 5-bedroom home while preserving the charm and intrigue of its past. Thick masonry walls, lots of windows, and original architectural details give the home a distinctive presence you won’t find anywhere else. Inside, the building retains its original bank vaults—an eye-catching feature that instantly sets the property apart for businesses seeking a memorable identity. The open floor plan provides flexibility for retail, office, hospitality, or specialty-use concepts, while the building’s prominent street-front location ensures strong visibility and steady local traffic. Whether reimagined as a boutique shop, café, professional office, gallery, or destination attraction, this property offers a unique canvas for entrepreneurs and investors looking to create something truly distinctive! —Also includes all of the safety deposit boxes and the night drop box! As a home the layout offers five bedrooms and one small bathroom, making the space surprisingly comfortable for everyday living. Located in the heart of Arcadia, MO, this property blends small-town charm with historic appeal. Whether you’re drawn to unique architecture, dreaming of a creative renovation project, or simply want a home with a story, this converted bank delivers something truly unforgettable. Plenty of room on this lot to build another structure as well! The city of Arcadia, at one time, approved plans for a 5-car garage on the back side on the lot.

19. 2026-04-23
    price $249,000 1702-char remark

    Show marketing remark (1702 chars)

    A rare piece of Arcadia history has been transformed into a one-of-a-kind residence but could definitely still be a great location for a business! Once a local bank, this solid, character-rich building now serves as a spacious 5-bedroom home while preserving the charm and intrigue of its past. Thick masonry walls, lots of windows, and original architectural details give the home a distinctive presence you won’t find anywhere else. Inside, the building retains its original bank vaults—an eye-catching feature that instantly sets the property apart for businesses seeking a memorable identity. The open floor plan provides flexibility for retail, office, hospitality, or specialty-use concepts, while the building’s prominent street-front location ensures strong visibility and steady local traffic. Whether reimagined as a boutique shop, café, professional office, gallery, or destination attraction, this property offers a unique canvas for entrepreneurs and investors looking to create something truly distinctive! —Also includes all of the safety deposit boxes and the night drop box! As a home the layout offers five bedrooms and one small bathroom, making the space surprisingly comfortable for everyday living. Located in the heart of Arcadia, MO, this property blends small-town charm with historic appeal. Whether you’re drawn to unique architecture, dreaming of a creative renovation project, or simply want a home with a story, this converted bank delivers something truly unforgettable. Plenty of room on this lot to build another structure as well! The city of Arcadia, at one time, approved plans for a 5-car garage on the back side on the lot.

20. 2026-04-04
    price $279,000 1702-char remark

    Show marketing remark (1702 chars)

    A rare piece of Arcadia history has been transformed into a one-of-a-kind residence but could definitely still be a great location for a business! Once a local bank, this solid, character-rich building now serves as a spacious 5-bedroom home while preserving the charm and intrigue of its past. Thick masonry walls, lots of windows, and original architectural details give the home a distinctive presence you won’t find anywhere else. Inside, the building retains its original bank vaults—an eye-catching feature that instantly sets the property apart for businesses seeking a memorable identity. The open floor plan provides flexibility for retail, office, hospitality, or specialty-use concepts, while the building’s prominent street-front location ensures strong visibility and steady local traffic. Whether reimagined as a boutique shop, café, professional office, gallery, or destination attraction, this property offers a unique canvas for entrepreneurs and investors looking to create something truly distinctive! —Also includes all of the safety deposit boxes and the night drop box! As a home the layout offers five bedrooms and one small bathroom, making the space surprisingly comfortable for everyday living. Located in the heart of Arcadia, MO, this property blends small-town charm with historic appeal. Whether you’re drawn to unique architecture, dreaming of a creative renovation project, or simply want a home with a story, this converted bank delivers something truly unforgettable. Plenty of room on this lot to build another structure as well! The city of Arcadia, at one time, approved plans for a 5-car garage on the back side on the lot.

21. 2026-01-26
    listed $299,000 Active 1702-char remark

    Show marketing remark (1702 chars)

    A rare piece of Arcadia history has been transformed into a one-of-a-kind residence but could definitely still be a great location for a business! Once a local bank, this solid, character-rich building now serves as a spacious 5-bedroom home while preserving the charm and intrigue of its past. Thick masonry walls, lots of windows, and original architectural details give the home a distinctive presence you won’t find anywhere else. Inside, the building retains its original bank vaults—an eye-catching feature that instantly sets the property apart for businesses seeking a memorable identity. The open floor plan provides flexibility for retail, office, hospitality, or specialty-use concepts, while the building’s prominent street-front location ensures strong visibility and steady local traffic. Whether reimagined as a boutique shop, café, professional office, gallery, or destination attraction, this property offers a unique canvas for entrepreneurs and investors looking to create something truly distinctive! —Also includes all of the safety deposit boxes and the night drop box! As a home the layout offers five bedrooms and one small bathroom, making the space surprisingly comfortable for everyday living. Located in the heart of Arcadia, MO, this property blends small-town charm with historic appeal. Whether you’re drawn to unique architecture, dreaming of a creative renovation project, or simply want a home with a story, this converted bank delivers something truly unforgettable. Plenty of room on this lot to build another structure as well! The city of Arcadia, at one time, approved plans for a 5-car garage on the back side on the lot.

ⓘ 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: $16,592
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$5,815
• Taxable loss: −$7,074
• Est. tax savings @ 24.0%: +$1,698
• After-tax cash flow: $-1,773/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: 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

-30.1% since first listed

4 events — show timeline

• 2026-05-10 Price Changed $209,000 MARIS as Distributed by MLS Grid
• 2026-04-23 Price Changed $249,000 MARIS as Distributed by MLS Grid
• 2026-04-04 Price Changed $279,000 MARIS as Distributed by MLS Grid
• 2026-01-26 Listed $299,000 MARIS as Distributed by MLS Grid