17130 Chula Vista Dr · Belton, MO 64012

$173,000

3 bd · 1.0 ba · 962 sqft · SingleFamily public records · 82 Days on market

Built 1968 0.40 ac lot Est $200k · 14% 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 +21.2/30.0
• ARV discount +13.6/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• 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

If you are looking for a "Ranch" with 3 bedrooms, one large, treed lot. Look no further!!! All appliances stay, including washer & dryer. Fresh interior paint, new flooring & vanity in full bathroom. 2009 roof, 2008 windows, 2014 carpet, 2011 water heater, upgraded electrical box in 2000, fenced backyard with underground storm shelter. Selling "AS-IS" - see addendum under supplements.

Key facts

• Black appliances
• Shopping essentials
• Easy commute

Tags

• GRANITE COUNTERTOPS
• BLACK APPLIANCES
• PRIME LOCATION
• EASY COMMUTE
• LOCAL DINING
• SHOPPING ESSENTIALS

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car)
• Utilities: City/public water (verify); Sewer: Other
• Home design: Single-family residence; Ranch floor plan
• Construction: Vinyl siding; Composition roof; Slab foundation; Built approximately 41–50 years ago
• Exterior features: Yard on a 17,424 sq ft lot

Interior

• Kitchen: Includes dishwasher, refrigerator, electric range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling (central or electric system)
• Interior features: Dishwasher; Refrigerator; Electric range
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $250 ($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 $169k (2.1% below list).
• Recommended offer: $163k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 82 days — a 6% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $162,620 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 0.98% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $200,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17114 Chula Vista Dr	0.08mi	3/2.0	1,000 (+4%)	5mo	$200,000	$200	81
17105 Monte Verde Dr	0.14mi	3/1.0	1,000 (+4%)	14mo	$165,000	$165	75
17205 Chestnut Dr	0.14mi	3/1.0	912 (-5%)	16mo	$220,000	$241	72
17249 Chestnut N/A	0.21mi	4/1.0 (+1)	912 (-5%)	7mo	$180,000	$197	71
17116 Chula Vista Dr	0.07mi	4/2.0 (+1)	1,000 (+4%)	13mo	$199,000	$199	70
17410 Chestnut Dr	0.31mi	3/1.0	864 (-10%)	0mo	$180,000	$208	68
17201 Cerrito Dr	0.20mi	3/1.0	1,048 (+9%)	10mo	$239,000	$228	68
17240 S Montgall St	0.25mi	3/1.5	912 (-5%)	12mo	$219,900	$241	68
17243 Montgall Dr	0.22mi	3/1.5	900 (-6%)	14mo	$215,000	$239	66
17129 Cerrito Dr	0.20mi	3/1.0	828 (-14%)	2mo	$187,900	$227	66
17130 Cerrito Dr	0.17mi	3/1.0	1,104 (+15%)	9mo	$205,000	$186	60
17604 Montgall Dr	0.56mi	3/1.5	1,100 (+14%)	3mo	$179,900	$164	46

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,375
• Equity at exit: $25,795

10-year hold

• IRR: 7.3%
• Equity multiple: 1.60×
• Total profit: $29,256
• Equity at exit: $14,958

Cash invested: $48,440 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,694 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $250

Break-even live

Break-even rent $1,378

Max offer price $173,000

Occupancy floor 80%

Sensitivity live

Price	-10% $348	-5% $299	+0% $250	+5% $201	+10% $152
Rent	-10% $116	-5% $183	+0% $250	+5% $317	+10% $384
Rate	-1.0pp $337	-0.5pp $294	base $250	+0.5pp $205	+1.0pp $160

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Mill St Belton, MO	2.0	1.0	700	$1,100	$1.57	24d	1	1.25mi

Listing history 30 events

1. 2026-06-21
   days on market $173,000 Active 82 DOM
2. 2026-06-18
   days on market $173,000 Active 79 DOM
3. 2026-06-17
   days on market $173,000 Active 78 DOM
4. 2026-06-16
   days on market $173,000 Active 77 DOM
5. 2026-06-16
   price $173,000 Active 76 DOM
6. 2026-06-15
   days on market $178,000 Active 76 DOM
7. 2026-06-13
   days on market $178,000 Active 74 DOM
8. 2026-06-13
   days on market $178,000 Active 73 DOM
9. 2026-06-09
   days on market $178,000 Active 70 DOM
10. 2026-06-08
    days on market $178,000 Active 69 DOM
11. 2026-06-07
    days on market $178,000 Active 68 DOM
12. 2026-06-05
    days on market $178,000 Active 65 DOM
13. 2026-06-03
    days on market $178,000 Active 64 DOM
14. 2026-06-02
    days on market $178,000 Active 63 DOM
15. 2026-06-01
    days on market $178,000 Active 62 DOM
16. 2026-05-31
    days on market $178,000 Active 61 DOM
17. 2026-05-15
    price $178,000
18. 2026-03-31
    listed $184,000 Active
19. 2024-05-27
    historical $1,475
20. 2024-05-26
    historical $1,475
21. 2024-05-17
    listed $1,475
22. 2024-05-17
    listed $1,475
23. 2017-06-19
    soldstatus
24. 2017-06-15
    soldstatus Sold 419-char remark

    Show marketing remark (419 chars)

    If you are looking for a "Ranch" with 3 bedrooms, one large, treed lot. Look no further!!! All appliances stay, including washer & dryer. Fresh interior paint, new flooring & vanity in full bathroom. 2009 roof, 2008 windows, 2014 carpet, 2011 water heater, upgraded electrical box in 2000, fenced backyard with underground storm shelter. Selling "AS-IS" - see addendum under supplements.

25. 2017-05-22
    status Pending 419-char remark

    Show marketing remark (419 chars)

    If you are looking for a "Ranch" with 3 bedrooms, one large, treed lot. Look no further!!! All appliances stay, including washer & dryer. Fresh interior paint, new flooring & vanity in full bathroom. 2009 roof, 2008 windows, 2014 carpet, 2011 water heater, upgraded electrical box in 2000, fenced backyard with underground storm shelter. Selling "AS-IS" - see addendum under supplements.

26. 2017-05-13
    status Active 419-char remark

    Show marketing remark (419 chars)

    If you are looking for a "Ranch" with 3 bedrooms, one large, treed lot. Look no further!!! All appliances stay, including washer & dryer. Fresh interior paint, new flooring & vanity in full bathroom. 2009 roof, 2008 windows, 2014 carpet, 2011 water heater, upgraded electrical box in 2000, fenced backyard with underground storm shelter. Selling "AS-IS" - see addendum under supplements.

27. 2017-04-29
    historical Contingent - Accepting Backup Offers 419-char remark

    Show marketing remark (419 chars)

    If you are looking for a "Ranch" with 3 bedrooms, one large, treed lot. Look no further!!! All appliances stay, including washer & dryer. Fresh interior paint, new flooring & vanity in full bathroom. 2009 roof, 2008 windows, 2014 carpet, 2011 water heater, upgraded electrical box in 2000, fenced backyard with underground storm shelter. Selling "AS-IS" - see addendum under supplements.

28. 2017-04-14
    listed $99,900 Active 419-char remark

    Show marketing remark (419 chars)

    If you are looking for a "Ranch" with 3 bedrooms, one large, treed lot. Look no further!!! All appliances stay, including washer & dryer. Fresh interior paint, new flooring & vanity in full bathroom. 2009 roof, 2008 windows, 2014 carpet, 2011 water heater, upgraded electrical box in 2000, fenced backyard with underground storm shelter. Selling "AS-IS" - see addendum under supplements.

29. 2001-08-27
    soldstatus 179-char remark

    Show marketing remark (179 chars)

    Completely remodeled. Freshly painted. Newer roof, CA, furnace, appliances. Elec box upgraded. Steel siding, new windows. Large treed lot - fenced. Super clean - ready to move in!

30. 2001-07-12
    listed $75,000 179-char remark

    Show marketing remark (179 chars)

    Completely remodeled. Freshly painted. Newer roof, CA, furnace, appliances. Elec box upgraded. Steel siding, new windows. Large treed lot - fenced. Super clean - ready to move in!

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,678 · $140/mo
• Expected delta: +$366/yr (+$30/mo · 27.9%)

ⓘ 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 2/10 Low
• 🌡 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: $20,333
• − Mortgage interest: −$9,691
• − Property taxes: −$1,312
• − Insurance: −$865
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$5,033
• Taxable income: $179
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $2,956/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

+137.3% since first listed

14 events — show timeline

• 2026-05-15 Price Changed $178,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-31 Listed $184,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-27 Rental Removed $1,475 RENTLY
• 2024-05-26 Rental Removed $1,475 RENT.
• 2024-05-17 Listed for Rent $1,475 RENT.
• 2024-05-17 Listed for Rent $1,475 RENTLY
• 2017-06-19 Sold (Public Records) — Public Records
• 2017-06-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-05-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-05-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2017-04-29 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-04-14 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2001-08-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2001-07-12 Listed $75,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $1,312 · +11.0% YoY. Source: county tax records.