339 John Ross Rd · Belton, MO 64012

$45,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 56 Days on market

Built 2026

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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
• ARV discount +7.5/15.0
• 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

Welcome home to this beautifully designed 2021 Shults single-wide offering 3 bedrooms and 2 full bathrooms. Featuring stylish, modern finishes throughout, this home combines comfort and charm with a functional layout perfect for everyday living. The open-concept living area creates a bright and inviting space, seamlessly connecting the living room and kitchen, ideal for entertaining or relaxing at home. The kitchen showcases sleek cabinetry and updated details that elevate the overall feel of the home. The spacious primary suite includes a private full bathroom, while two additional bedrooms provide flexibility for guests, a home office, or growing needs. With thoughtful design and attracti

Key facts

• Built 2026
• Listed 56 days

Property features AI

Finance

• Other: Address: 339 John Ross Rd, Belton MO 64012; Listing modified: 2026-04-24
• Financial info: List price $45,000

Exterior

• Utilities: Has heating; Has cooling
• Home design: Single-family (Spec construction, Plan: Southfork); Active listing
• Construction: Living area approximately 1216; Spec-built home (Southfork plan)
• Exterior features: Shake roof

Interior

• Kitchen: Includes refrigerator, dishwasher, microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Refrigerator; Dishwasher; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.5% 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); 204 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 588 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.75% ✓
• Cap rate: 33.52%
• Cash-on-cash: 97.24%
• DSCR: 5.33
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.17% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.88×
• Total profit: $61,523
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 13.19×
• Total profit: $153,545
• Equity at exit: $3,891

Cash invested: $12,600 (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: 204
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $1,021

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 34%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 Autumn Woods Dr VLG LOCH LOYD, MO	3.0	2.5	1325	$1,730	$1.31	2d	4	0.58mi
209 W 162nd Ter Belton, MO	3.0	2.5	1325	$1,565	$1.18	3d	1	0.60mi
15319 Grand Summit Ext Grandview, MO	1.0–2.0	1.0–2.0	818	$1,150	$1.41	44d	1	0.94mi
6108 E 149th St Grandview, MO	4.0	1.5	1200	$1,465	$1.22	44d	1	1.27mi
6205 E 149th St Grandview, MO	4.0	1.0	1200	$1,495	$1.25	21d	1	1.27mi
6302 E 149th Ter Grandview, MO	3.0	1.0	1032	$1,445	$1.40	24d	1	1.30mi
14719 Bellaire Ave Grandview, MO	4.0	2.0	1440	$1,750	$1.22	44d	1	1.40mi
6410 E 149th Ter Grandview, MO	3.0	1.0	960	$1,395	$1.45	44d	1	1.42mi
301 Towne Center Dr Belton, MO	1.0–2.0	1.0–2.0	1069	$1,799	$1.68	2d	9	1.47mi
6311 E 148th Ter Grandview, MO	3.0	1.0	924	$1,400	$1.52	24d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $45,000 Active 56 DOM
2. 2026-06-17
   days on market $45,000 Active 55 DOM
3. 2026-06-16
   days on market $45,000 Active 54 DOM
4. 2026-06-15
   days on market $45,000 Active 53 DOM
5. 2026-06-13
   days on market $45,000 Active 51 DOM
6. 2026-06-13
   days on market $45,000 Active 50 DOM
7. 2026-06-09
   days on market $45,000 Active 47 DOM
8. 2026-06-08
   days on market $45,000 Active 46 DOM
9. 2026-06-07
   days on market $45,000 Active 45 DOM
10. 2026-06-05
    days on market $45,000 Active 42 DOM
11. 2026-06-03
    days on market $45,000 Active 41 DOM
12. 2026-06-02
    days on market $45,000 Active 40 DOM
13. 2026-06-01
    days on market $45,000 Active 39 DOM
14. 2026-05-31
    days on market $45,000 Active 38 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $20,233
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$1,309
• Taxable income: $12,266
• Est. tax owed @ 24.0%: −$2,944
• After-tax cash flow: $9,308/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