2403 Main St · Bethany, MO 64424

$79,900

4 bd · 1.0 ba · 1,170 sqft · Other · 1 Days on market

Built 1950 8,276 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 +27.5/30.0
• DSCR +9.6/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this 2 story bungalow full of charm centered in the town of Bethany with easy access to all the towns accommodations. The front of the home greets you with a wood picket fence wrapped around the whole front yard. Exterior has been freshly painted and a newer metal roof giving peace of mind for years to come! As you step inside the front door is the living room and staircase going upstairs to 3 bedrooms. Through the living room to the right is the large primary bedroom with attached main level laundry towards the back. To the left is the dining room, kitchen and bathroom. Inside the home features include original hardwood floors, water heater only 2-3 years old, central furnace an

Key facts

• Central furnace
• Wood picket fence
• Newer metal roof

Tags

• WOOD PICKET FENCE
• FRESHLY PAINTED EXTERIOR
• NEWER METAL ROOF
• ORIGINAL HARDWOOD FLOORS
• CENTRAL FURNACE
• A/C REPLACED

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Security: Fire alarm; Security system
• Utilities: Public water; Public sewer
• Home design: Residential single family home; Bungalow style; 2 stories; Home faces south
• Construction: Wood siding; Metal roof
• Exterior features: Wood fencing; Shed(s); Property located within city limits; Paved road with public maintenance

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms (primary on main level; additional bedrooms on upper level)
• Flooring: Carpet; Laminate; Wood; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Other heating; Electric cooling; Window units
• Interior features: Main floor primary bedroom; 2-story bungalow floor plan; Full basement with inside entrance (concrete)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($908 rent vs $80k).

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 $6k of equity ($552 loan paydown + $5k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.14% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.67%
• DSCR: 1.56
• GRM: 7.3

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: 24.8%
• Equity multiple: 2.70×
• Total profit: $37,931
• Equity at exit: $53,799

10-year hold

• IRR: 23.0%
• Equity multiple: 5.55×
• Total profit: $101,832
• Equity at exit: $100,803

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 64424

• Home prices YoY: 3.7%
• Active inventory: 12
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $181

Break-even live

Break-even rent $679

Max offer price $79,900

Occupancy floor 75%

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. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $79,900 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: $345 · $29/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$430/yr (+$36/mo · 124.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% 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: $10,894
• − Mortgage interest: −$4,476
• − Property taxes: −$345
• − Insurance: −$1,066
• − Repairs & maintenance: −$871
• − Management: −$871
• − Depreciation: −$2,324
• Taxable income: $940
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $1,941/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

+67.2% since first listed

6 events — show timeline

• 2026-06-17 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2022-07-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-06-17 Price Changed $80,000 Heartland MLS as Distributed by MLS Grid
• 2022-06-06 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2010-04-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-11-02 Listed $47,800 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $345 · +9.8% YoY. Source: county tax records.