702 Park Cir · Belton, MO 64012

$195,000

3 bd · 1.5 ba · 1,340 sqft · SingleFamily public records · 229 Days on market

Built 1961 4,356 sqft lot Est $251k · 22% under

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently Remod Kit W/ New Sink Ctr Top. Newer Whirlpool Stove, New Inter Drs. Some New Closet Doors. 12x16 Deck W/ Pull Down Cloth Canopy. Fenced Culdesac Yd. 2 Ceil Fans In Lr. New Furn`92. Carpet 3 Yrs Old, New Pt Inside. Wht Vinyl Guttering, Shutters And Bd & Batten Sideing Added In`89.10x10 Bldg.

Key facts

• 4,356 sq ft lot
• Built 1961
• Listed 229 days

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-story (ranch)
• Construction: Board & batten siding and frame construction; Composition roof; Built 51–75 years ago
• Exterior features: Deck; Metal fencing; City lot, level

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: 4 bedrooms on the first level
• Flooring: Carpet flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas forced-air heating; Electric cooling
• Interior features: Ranch floor plan; Basement with concrete floor, inside entrance, partial
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (2.6% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.7% in Belton — 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 (#52 in MO, #3,782 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools D+, commute F.
• Belton 124 (suburban): math 28% / reading 39% proficiency, ranked #216 of 324 in MO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.2%/yr); 205 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 588 units permitted in Cass County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cass County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 29y 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.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $250,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Cherokee Dr	0.14mi	3/1.5	1,376 (+3%)	1mo	$215,000	$156	89
200 Park Ave	0.23mi	3/1.5	1,400 (+4%)	3mo	$215,000	$154	80
610 Lacy Ln	0.19mi	3/2.0	1,260 (-6%)	0mo	$235,000	$187	79
507 W Cambridge Rd	0.25mi	3/2.0	1,268 (-5%)	1mo	$215,000	$170	76
301 Brookside Dr	0.10mi	3/2.0	1,450 (+8%)	6mo	$259,000	$179	74
604 Pawnee Ln	0.15mi	3/2.0	1,228 (-8%)	8mo	$238,000	$194	70
215 Park Ave	0.16mi	4/2.0 (+1)	1,248 (-7%)	7mo	$249,900	$200	69
205 Dawn Ave	0.70mi	3/2.0	1,281 (-4%)	0mo	$309,000	$241	58
806 S Cedar St	0.61mi	3/2.0	1,260 (-6%)	6mo	$285,000	$226	55
513 S Cedar St	0.69mi	3/1.0	1,256 (-6%)	3mo	$215,000	$171	53
709 Mulberry St	0.58mi	3/1.0	1,496 (+12%)	2mo	$160,000	$107	50
703 York Dr	0.68mi	3/2.5	1,448 (+8%)	3mo	$310,000	$214	48

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 · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-10,855
• Equity at exit: $29,075

10-year hold

• IRR: 6.7%
• Equity multiple: 1.55×
• Total profit: $29,881
• Equity at exit: $16,860

Cash invested: $54,600 (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 64012

• Rents YoY: 5.2%
• Active inventory: 205
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$138 /mo · $1,650/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $260

Break-even live

Break-even rent $1,571

Max offer price $195,000

Occupancy floor 81%

Sensitivity live

Price	-10% $370	-5% $315	+0% $260	+5% $205	+10% $149
Rent	-10% $110	-5% $185	+0% $260	+5% $335	+10% $410
Rate	-1.0pp $358	-0.5pp $309	base $260	+0.5pp $209	+1.0pp $158

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Ridge Dr Belton, MO	3.0	2.0	1539	$1,756	$1.14	21d	1	0.31mi
611 W Sunrise Dr Belton, MO	3.0	2.5	1496	$1,990	$1.33	8d	1	0.44mi
412 Colbern St Belton, MO	2.0	1.0	1516	$1,395	$0.92	24d	1	0.44mi
401 Lacy Ln Belton, MO	4.0	2.0	1225	$1,750	$1.43	8d	1	0.47mi
810 York Dr Belton, MO	3.0	2.5	1148	$1,781	$1.55	21d	1	0.68mi
107 N Cleveland Ave Belton, MO	3.0	2.0	1128	$1,860	$1.65	5d	1	0.99mi
211 Apple Blossom Ln Belton, MO	4.0	2.5	1414	$2,066	$1.46	3d	1	1.45mi
307 Dauphine St Belton, MO	3.0	2.0	1225	$1,495	$1.22	24d	1	1.49mi

Listing history 11 events

1. 2026-06-09
   days on market $195,000 Active 229 DOM
2. 2026-06-08
   days on market $195,000 Active 228 DOM
3. 2026-06-07
   days on market $195,000 Active 227 DOM
4. 2026-06-05
   days on market $195,000 Active 224 DOM
5. 2026-06-03
   days on market $195,000 Active 223 DOM
6. 2026-06-02
   days on market $195,000 Active 222 DOM
7. 2026-06-01
   days on market $195,000 Active 221 DOM
8. 2026-05-31
   days on market $195,000 Active 220 DOM
9. 2025-10-23
   listed $195,000 Active
10. 1997-05-28
    soldstatus 307-char remark

    Show marketing remark (307 chars)

    Recently Remod Kit W/ New Sink Ctr Top. Newer Whirlpool Stove, New Inter Drs. Some New Closet Doors. 12x16 Deck W/ Pull Down Cloth Canopy. Fenced Culdesac Yd. 2 Ceil Fans In Lr. New Furn`92. Carpet 3 Yrs Old, New Pt Inside. Wht Vinyl Guttering, Shutters And Bd & Batten Sideing Added In`89.10x10 Bldg.

11. 1997-04-07
    listed $57,500 307-char remark

    Show marketing remark (307 chars)

    Recently Remod Kit W/ New Sink Ctr Top. Newer Whirlpool Stove, New Inter Drs. Some New Closet Doors. 12x16 Deck W/ Pull Down Cloth Canopy. Fenced Culdesac Yd. 2 Ceil Fans In Lr. New Furn`92. Carpet 3 Yrs Old, New Pt Inside. Wht Vinyl Guttering, Shutters And Bd & Batten Sideing Added In`89.10x10 Bldg.

ⓘ 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: $1,650 · $138/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$241/yr (+$20/mo · 14.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,801
• − Mortgage interest: −$10,923
• − Property taxes: −$1,650
• − Insurance: −$975
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,673
• Taxable loss: −$68
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $3,133/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: Belton 124
• NCES district ID: 2904620
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $56,946
• Composite: 29.73/100
• National rank: #6446
• State rank: #216 of 324 in MO

Livability — Belton

• Score: 76/100
• State rank: #52
• US rank: #3782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belton, MO
• County: Cass County · 65,358 people
• City population: 29,304
• Metro: Kansas City, MO-KS
• Population (ZIP): 29,304
• Household income: $71,814
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 1081.0

Population outlook (Cass County) Hauer SSP2

• Today (2025): 105,292 people
• By 2030: 106,109 · +0.8%
• By 2040: 105,786 · +0.5%
• By 2050: 102,062 · -3.1%
• By 2075: 88,569 · -15.9%
• By 2100: 68,293 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 7% Hispanic / Latino 7% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Lithuanian 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+32.1) · D 33.3% · R 65.4% · Other 1.3%
• 2008→2024 swing: -12.5pp toward R · 2008: -19.6pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+31.6 2016: R+35.9 2012: R+28.4 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -244.76%
• Current HPI: 214.6157
• Rent YoY: ▲ 5.17%
• Metro: Kansas City, MO-KS
• 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

+239.1% since first listed

3 events — show timeline

• 2025-10-23 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 1997-05-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1997-04-07 Listed $57,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $1,650 · +12.7% YoY. Source: county tax records.