416 2nd St · Belton, MO 64012

$165,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 36 Days on market

Built 1910 6,447 sqft lot Est $172k · at est.

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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).

• Cash flow +14.0/30.0
• ARV discount +9.2/15.0
• DSCR +4.3/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very cute and cozy ranch style home with everything you need on one level. Walking distance to main street. The home features fresh interior paint, new luxury vinyl floor throughout, roof and gutters with gutter guards just 2 year young. Brand new gas stove, new kitchen counter tops and back splash, newer HVAC. Nice size back yard with storage shed and off alley parking. Come take a look at this move in ready home. Great investor property with rent rate of $900-950 per month.

Key facts

• 6,447 sq ft lot
• Built 1910
• Listed 36 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Ranch style; One story
• Construction: Board & batten siding and frame construction; Composition roof; Approximately 101+ years old
• Exterior features: Wood fencing; City lot, level

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Luxury vinyl; Ceramic tile in family room
• Bathrooms: 1 full bathroom with shower over tub
• Heating & cooling: Electric heating; Has cooling
• Interior features: Ranch floor plan; Crawl space basement; Eat-in kitchen; Family room on main level; Main-floor primary bedroom
• Laundry & utility: Main-level laundry located off the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $22 ($265/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 $129k (21.7% below list).
• Recommended offer: $129k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 36 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,225 (21.7% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.78% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $171,600
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Pine St	0.28mi	2/1.0	838 (+7%)	0mo	$189,000	$226	74
809 E Walnut St	0.11mi	2/1.0	720 (-8%)	13mo	$176,000	$244	72
811 E Walnut St	0.12mi	2/1.0	680 (-13%)	6mo	$189,000	$278	68
409 Robie Dr	0.22mi	3/1.0 (+1)	864 (+11%)	1mo	$209,000	$242	66
508 3rd St	0.08mi	1/1.0 (-1)	853 (+9%)	18mo	$139,900	$164	60
211 W North Ave	0.43mi	2/1.0	832 (+7%)	15mo	$169,900	$204	56
215 W North Ave	0.45mi	2/1.0	870 (+12%)	5mo	$160,000	$184	56
206 Berry Ave	0.55mi	3/1.0 (+1)	840 (+8%)	8mo	$184,900	$220	50
102 Georgia Ln	0.50mi	3/1.0 (+1)	855 (+10%)	22mo	$110,000	$129	37

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: -13.3%
• Equity multiple: 0.51×
• Total profit: $-22,516
• Equity at exit: $24,602

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-5,704
• Equity at exit: $14,266

Cash invested: $46,200 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$865
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $22

Break-even live

Break-even rent $1,264

Max offer price $165,000

Occupancy floor 93%

Sensitivity live

Price	-10% $115	-5% $69	+0% $22	+5% $-25	+10% $-71
Rent	-10% $-80	-5% $-29	+0% $22	+5% $73	+10% $124
Rate	-1.0pp $105	-0.5pp $64	base $22	+0.5pp $-21	+1.0pp $-64

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 S Scott Ave Unit C Belton, MO	2.0	1.0	676	$925	$1.37	18d	1	0.24mi
210 Mill St Belton, MO	2.0	1.0	700	$1,100	$1.57	24d	1	0.33mi
108 E Hargis St Belton, MO	2.0	1.0	610	$895	$1.47	2d	3	0.35mi
6407 E 163rd St Belton, MO	1.0	1.0	782	$1,492	$1.91	2d	4	0.81mi
301 Towne Center Dr Belton, MO	1.0–2.0	1.0–2.0	1069	$1,799	$1.68	2d	9	1.00mi

Listing history 19 events

1. 2026-05-16
   status Pending
2. 2026-04-11
   listed $165,000 Active
3. 2026-04-07
   historical $165,000
4. 2021-08-18
   soldstatus
5. 2021-08-16
   soldstatus Closed 480-char remark

   Show marketing remark (480 chars)

   Very cute and cozy ranch style home with everything you need on one level. Walking distance to main street. The home features fresh interior paint, new luxury vinyl floor throughout, roof and gutters with gutter guards just 2 year young. Brand new gas stove, new kitchen counter tops and back splash, newer HVAC. Nice size back yard with storage shed and off alley parking. Come take a look at this move in ready home. Great investor property with rent rate of $900-950 per month.

6. 2021-08-02
   status Pending 480-char remark

   Show marketing remark (480 chars)

   Very cute and cozy ranch style home with everything you need on one level. Walking distance to main street. The home features fresh interior paint, new luxury vinyl floor throughout, roof and gutters with gutter guards just 2 year young. Brand new gas stove, new kitchen counter tops and back splash, newer HVAC. Nice size back yard with storage shed and off alley parking. Come take a look at this move in ready home. Great investor property with rent rate of $900-950 per month.

7. 2021-07-06
   historical Active Under Contract 480-char remark

   Show marketing remark (480 chars)

   Very cute and cozy ranch style home with everything you need on one level. Walking distance to main street. The home features fresh interior paint, new luxury vinyl floor throughout, roof and gutters with gutter guards just 2 year young. Brand new gas stove, new kitchen counter tops and back splash, newer HVAC. Nice size back yard with storage shed and off alley parking. Come take a look at this move in ready home. Great investor property with rent rate of $900-950 per month.

8. 2021-06-25
   listed $124,000 Active 480-char remark

   Show marketing remark (480 chars)

   Very cute and cozy ranch style home with everything you need on one level. Walking distance to main street. The home features fresh interior paint, new luxury vinyl floor throughout, roof and gutters with gutter guards just 2 year young. Brand new gas stove, new kitchen counter tops and back splash, newer HVAC. Nice size back yard with storage shed and off alley parking. Come take a look at this move in ready home. Great investor property with rent rate of $900-950 per month.

9. 2017-04-28
   soldstatus
10. 2017-04-27
    soldstatus Sold 123-char remark

    Show marketing remark (123 chars)

    Adorable home that has truly been loved - Lot size and square footage based on tax records. SELLER SAYS BRING ALL OFFERS!!!

11. 2017-03-31
    status Pending 123-char remark

    Show marketing remark (123 chars)

    Adorable home that has truly been loved - Lot size and square footage based on tax records. SELLER SAYS BRING ALL OFFERS!!!

12. 2017-03-13
    status Active 123-char remark

    Show marketing remark (123 chars)

    Adorable home that has truly been loved - Lot size and square footage based on tax records. SELLER SAYS BRING ALL OFFERS!!!

13. 2017-03-06
    status Pending 123-char remark

    Show marketing remark (123 chars)

    Adorable home that has truly been loved - Lot size and square footage based on tax records. SELLER SAYS BRING ALL OFFERS!!!

14. 2017-02-25
    price $44,950 123-char remark

    Show marketing remark (123 chars)

    Adorable home that has truly been loved - Lot size and square footage based on tax records. SELLER SAYS BRING ALL OFFERS!!!

15. 2016-09-20
    status Active 123-char remark

    Show marketing remark (123 chars)

    Adorable home that has truly been loved - Lot size and square footage based on tax records. SELLER SAYS BRING ALL OFFERS!!!

16. 2016-09-09
    status Pending 123-char remark

    Show marketing remark (123 chars)

    Adorable home that has truly been loved - Lot size and square footage based on tax records. SELLER SAYS BRING ALL OFFERS!!!

17. 2016-09-03
    price $49,000 123-char remark

    Show marketing remark (123 chars)

    Adorable home that has truly been loved - Lot size and square footage based on tax records. SELLER SAYS BRING ALL OFFERS!!!

18. 2016-05-07
    listed $55,000 Active 123-char remark

    Show marketing remark (123 chars)

    Adorable home that has truly been loved - Lot size and square footage based on tax records. SELLER SAYS BRING ALL OFFERS!!!

19. 2013-03-04
    soldstatus

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$823/yr (+$69/mo · 105.9%)

ⓘ 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 1/10 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: $15,507
• − Mortgage interest: −$9,243
• − Property taxes: −$777
• − Insurance: −$825
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$4,800
• Taxable loss: −$2,619
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $894/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

+200.0% since first listed

19 events — show timeline

• 2026-05-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-11 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Coming Soon $165,000 Heartland MLS as Distributed by MLS Grid
• 2021-08-18 Sold (Public Records) — Public Records
• 2021-08-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-08-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-07-06 Contingent — Heartland MLS as Distributed by MLS Grid
• 2021-06-25 Listed $124,000 Heartland MLS as Distributed by MLS Grid
• 2017-04-28 Sold (Public Records) — Public Records
• 2017-04-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-03-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-03-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2017-03-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-02-25 Price Changed $44,950 Heartland MLS as Distributed by MLS Grid
• 2016-09-20 Relisted — Heartland MLS as Distributed by MLS Grid
• 2016-09-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-09-03 Price Changed $49,000 Heartland MLS as Distributed by MLS Grid
• 2016-05-07 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2013-03-04 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $777 · +13.3% YoY. Source: county tax records.