13420 Belmeade Ave · Grandview, MO 64030

$193,200

3 bd · 1.5 ba · 1,704 sqft · SingleFamily public records · 62 Days on market

Built 1967 9,176 sqft lot $113/sqft · at area comps Est $260k · 26% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic find, gleaming hardwoods, fireplace in living room, family room addition on back of home, combination kitchen and dining room, oversized 1 car garage, 2 full updated baths, convenient location large lot with mature trees, private deck, storage shed. HUD CASE# 291-639506 Please call me or your Realtor® to schedule an appointment to view this home. HUD Homes are sold “as is”. Ask agent for details and have them submit offer online.

Key facts

• Private deck
• Family room addition
• Storage shed

Tags

• FIREPLACE IN LIVING ROOM
• FAMILY ROOM ADDITION
• PRIVATE DECK
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $210 ($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 $189k (2.3% below list).
• Recommended offer: $182k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.0% in Grandview — 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 61/100 on livability (#454 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Grandview C-4 (suburban): math 17% / reading 32% proficiency, ranked #284 of 324 in MO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Meadowmere Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 349 students, 66% FRL); Grandview Middle (math 18% / reading 39%, grade F, #303 of 391 statewide, top 78%, 517 students, 68% FRL); Grandview Sr. High (math 15% / reading 41%, grade F, #414 of 521 statewide, top 80%, 1,122 students, 62% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 120 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 43% of the median local income ($53k/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.
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 29y ago; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $181,608 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1967 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (median comp): $259,862
• List price: $193,200
• Delta: -25.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6700 E 135th St	0.18mi	3/1.5	1,776 (+4%)	1mo	$175,000	$99	84
6105 E 136th St	0.28mi	3/2.0	1,775 (+4%)	3mo	$285,000	$161	75
6712 E 134th St	0.26mi	3/2.0	1,844 (+8%)	2mo	$289,500	$157	71
13218 Craig Ave	0.27mi	3/2.0	1,554 (-9%)	1mo	$215,000	$138	70
13804 Bennington Ave	0.49mi	3/2.5	1,688 (-1%)	4mo	$260,000	$154	69
13413 Lowell Ave	0.04mi	4/3.0 (+1)	1,944 (+14%)	2mo	$300,000	$154	62
13205 Bristol Ave	0.43mi	3/3.0	1,580 (-7%)	0mo	$260,000	$165	62
13213 Winchester Ave	0.36mi	3/2.0	1,920 (+13%)	1mo	$223,900	$117	59
13112 Winchester Ave	0.44mi	3/1.5	1,500 (-12%)	1mo	$165,000	$110	59
13001 Bristol Ave	0.72mi	3/2.5	1,835 (+8%)	1mo	$275,000	$150	49
13747 Parker Ave	0.51mi	4/2.5 (+1)	1,864 (+9%)	4mo	$280,000	$150	48
6905 E 129th St	0.74mi	3/2.5	1,545 (-9%)	1mo	$250,000	$162	45

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-11,836
• Equity at exit: $28,807

10-year hold

• IRR: 7.2%
• Equity multiple: 1.62×
• Total profit: $33,490
• Equity at exit: $16,704

Cash invested: $54,096 (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 64030

• Home prices YoY: -30.7%
• Rents YoY: 6.1%
• Active inventory: 120
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$1,013
• Tax from tax record: −$188 /mo · $2,250/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $210

Break-even live

Break-even rent $1,622

Max offer price $193,200

Occupancy floor 84%

Sensitivity live

Price	-10% $320	-5% $265	+0% $210	+5% $156	+10% $101
Rent	-10% $61	-5% $136	+0% $210	+5% $285	+10% $360
Rate	-1.0pp $308	-0.5pp $260	base $210	+0.5pp $160	+1.0pp $109

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: $48,300
• Closing costs: $5,796
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5940 E 136th St Grandview, MO	4.0	2.0	1897	$1,575	$0.83	25d	1	0.30mi
6003 E 133rd St Grandview, MO	4.0	2.5	1560	$1,990	$1.28	13d	1	0.31mi
6501 E 137th St Grandview, MO	4.0	3.0	1469	$2,135	$1.45	45d	1	0.31mi
6505 Yorkshire Ct Grandview, MO	3.0	2.0	1697	$2,090	$1.23	5d	1	0.33mi
13206 15th St Grandview, MO	3.0	2.0	1204	$1,735	$1.44	22d	1	0.59mi
7002 E 140th Ter Grandview, MO	3.0	2.0	2095	$2,321	$1.11	5d	1	0.69mi
7502 E 132nd Ter Grandview, MO	3.0	2.0	1754	$2,135	$1.22	25d	1	0.74mi
14011 Dunbar Ct Grandview, MO	3.0	3.0	1750	$1,725	$0.99	5d	1	0.77mi
13701 11th Ter Grandview, MO	4.0	2.0	1900	$1,940	$1.02	45d	1	0.82mi
13915 Grandboro Ln Grandview, MO	4.0	2.5	1515	$1,895	$1.25	3d	1	1.03mi
13915 Grandboro Ln Grandview, MO	4.0	2.5	1515	$1,895	$1.25	4d	1	1.03mi
1325 Duck Rd Grandview, MO	3.0	1.5	1480	$1,600	$1.08	45d	1	1.09mi
8011 E 130th Ct Unit 1 Grandview, MO	3.0	1.5	1160	$1,600	$1.38	18d	1	1.10mi
13100 Sycamore Ave Grandview, MO	3.0	2.0	1056	$1,775	$1.68	45d	1	1.12mi
13144 Ashland Ave Grandview, MO	3.0	2.0	1056	$1,706	$1.62	45d	1	1.13mi
14411 Craig Ave Grandview, MO	3.0	2.5	1284	$1,891	$1.47	25d	1	1.21mi
7508 E 127th Pl Grandview, MO	3.0	2.0	1396	$1,945	$1.39	3d	1	1.23mi
14412 Wilshire Cir Grandview, MO	3.0	3.0	2040	$2,205	$1.08	14d	1	1.23mi
13718 Cypress Ave Grandview, MO	3.0	1.0	1050	$1,445	$1.38	9d	1	1.26mi
12712 7th St Grandview, MO	3.0	2.0	1050	$1,545	$1.47	14d	1	1.38mi

Listing history 50 events

1. 2026-06-21
   days on market $193,200 Active 62 DOM
2. 2026-06-18
   days on market $193,200 Active 59 DOM
3. 2026-06-17
   days on market $193,200 Active 58 DOM
4. 2026-06-16
   days on market $193,200 Active 57 DOM
5. 2026-06-15
   days on market $193,200 Active 56 DOM
6. 2026-06-13
   days on market $193,200 Active 54 DOM
7. 2026-06-13
   days on market $193,200 Active 53 DOM
8. 2026-06-09
   days on market $193,200 Active 50 DOM
9. 2026-06-08
   days on market $193,200 Active 49 DOM
10. 2026-06-07
    days on market $193,200 Active 48 DOM
11. 2026-06-03
    days on market $193,200 Active 44 DOM
12. 2026-06-02
    pricedays on market $193,200 Active 43 DOM
13. 2026-06-01
    days on market $210,000 Active 42 DOM
14. 2026-05-31
    days on market $210,000 Active 41 DOM
15. 2026-05-15
    status Active 459-char remark

    Show marketing remark (459 chars)

    Fantastic find, gleaming hardwoods, fireplace in living room, family room addition on back of home, combination kitchen and dining room, oversized 1 car garage, 2 full updated baths, convenient location large lot with mature trees, private deck, storage shed. HUD CASE# 291-639506 Please call me or your Realtor® to schedule an appointment to view this home. HUD Homes are sold “as is”. Ask agent for details and have them submit offer online.

16. 2026-05-12
    status Pending 459-char remark

    Show marketing remark (459 chars)

    Fantastic find, gleaming hardwoods, fireplace in living room, family room addition on back of home, combination kitchen and dining room, oversized 1 car garage, 2 full updated baths, convenient location large lot with mature trees, private deck, storage shed. HUD CASE# 291-639506 Please call me or your Realtor® to schedule an appointment to view this home. HUD Homes are sold “as is”. Ask agent for details and have them submit offer online.

17. 2026-05-02
    status Active 459-char remark

    Show marketing remark (459 chars)

    Fantastic find, gleaming hardwoods, fireplace in living room, family room addition on back of home, combination kitchen and dining room, oversized 1 car garage, 2 full updated baths, convenient location large lot with mature trees, private deck, storage shed. HUD CASE# 291-639506 Please call me or your Realtor® to schedule an appointment to view this home. HUD Homes are sold “as is”. Ask agent for details and have them submit offer online.

18. 2026-04-02
    status Pending 459-char remark

    Show marketing remark (459 chars)

    Fantastic find, gleaming hardwoods, fireplace in living room, family room addition on back of home, combination kitchen and dining room, oversized 1 car garage, 2 full updated baths, convenient location large lot with mature trees, private deck, storage shed. HUD CASE# 291-639506 Please call me or your Realtor® to schedule an appointment to view this home. HUD Homes are sold “as is”. Ask agent for details and have them submit offer online.

19. 2026-03-18
    listed $210,000 Active 459-char remark

    Show marketing remark (459 chars)

    Fantastic find, gleaming hardwoods, fireplace in living room, family room addition on back of home, combination kitchen and dining room, oversized 1 car garage, 2 full updated baths, convenient location large lot with mature trees, private deck, storage shed. HUD CASE# 291-639506 Please call me or your Realtor® to schedule an appointment to view this home. HUD Homes are sold “as is”. Ask agent for details and have them submit offer online.

20. 2025-11-04
    listed $209,000 Active
21. 2024-09-23
    historical
22. 2024-08-21
    price $219,000
23. 2024-08-02
    listed $225,000 Active
24. 2024-03-13
    soldstatus
25. 2024-03-11
    soldstatus Closed
26. 2024-02-05
    status Pending
27. 2024-01-28
    status Active
28. 2024-01-15
    historical Active Under Contract
29. 2024-01-04
    price $219,900
30. 2023-12-29
    price $229,800
31. 2023-11-30
    price $229,900
32. 2023-11-03
    listed $239,900 Active
33. 2023-09-14
    soldstatus
34. 2023-09-08
    soldstatus Closed
35. 2023-08-21
    status Pending
36. 2023-08-16
    price $145,000
37. 2023-08-16
    status Active
38. 2023-08-08
    status Pending
39. 2023-07-31
    price $192,500
40. 2023-07-18
    price $197,500
41. 2023-07-08
    listed $205,000 Active
42. 2023-03-31
    historical
43. 2023-01-11
    listed $190,000 Active
44. 2023-01-10
    historical
45. 2023-01-05
    listed $190,000 Active
46. 2016-10-18
    soldstatus
47. 2005-04-25
    soldstatus
48. 2005-04-21
    soldstatus
49. 2004-11-04
    listed $104,950
50. 2004-09-23
    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: $2,250 · $188/mo
• Projected year-2 tax: $2,250 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,657
• − Mortgage interest: −$10,822
• − Property taxes: −$2,250
• − Insurance: −$966
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$5,620
• Taxable loss: −$626
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $2,676/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: Grandview C-4
• NCES district ID: 2913140
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $48,934
• Composite: 21.49/100
• National rank: #8326
• State rank: #284 of 324 in MO

Livability — Grandview

• Score: 61/100
• State rank: #454
• US rank: #18350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grandview, MO
• County: Jackson County · 687,798 people
• City population: 26,422
• Metro: Kansas City, MO-KS
• Population (ZIP): 26,422
• Household income: $53,216
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1449.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 719,589 people
• By 2030: 731,456 · +1.6%
• By 2040: 746,689 · +3.8%
• By 2050: 749,289 · +4.1%
• By 2075: 736,227 · +2.3%
• By 2100: 668,210 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 14% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 11% Korean 1% Arabic 1%

Political lean MEDSL · Jackson

• 2024 margin: D (+19.3) · D 58.9% · R 39.5% · Other 1.6%
• 2008→2024 swing: -6.1pp toward R · 2008: 25.4pp · 2024: 19.3pp
• All cycles: 2024: D+19.3 2020: D+22.0 2016: D+16.6 2012: D+19.0 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.24%
• Current HPI: 321.6905
• Rent YoY: ▲ 6.10%
• 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

+225.6% since first listed

40 events — show timeline

• 2026-05-15 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-18 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-04 Listed $209,000 MARIS as Distributed by MLS Grid
• 2024-09-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-08-21 Price Changed $219,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-02 Listed $225,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-13 Sold (Public Records) — Public Records
• 2024-03-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-02-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-01-28 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-01-15 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-01-04 Price Changed $219,900 Heartland MLS as Distributed by MLS Grid
• 2023-12-29 Price Changed $229,800 Heartland MLS as Distributed by MLS Grid
• 2023-11-30 Price Changed $229,900 Heartland MLS as Distributed by MLS Grid
• 2023-11-03 Listed $239,900 Heartland MLS as Distributed by MLS Grid
• 2023-09-14 Sold (Public Records) — Public Records
• 2023-09-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-08-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-08-16 Price Changed $145,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-08-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-07-31 Price Changed $192,500 Heartland MLS as Distributed by MLS Grid
• 2023-07-18 Price Changed $197,500 Heartland MLS as Distributed by MLS Grid
• 2023-07-08 Listed $205,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-01-11 Listed $190,000 Heartland MLS as Distributed by MLS Grid
• 2023-01-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-01-05 Listed $190,000 Heartland MLS as Distributed by MLS Grid
• 2016-10-18 Sold (Public Records) — Public Records
• 2005-04-25 Sold (Public Records) — Public Records
• 2005-04-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-11-04 Listed $104,950 Heartland MLS as Distributed by MLS Grid
• 2004-09-23 Sold (Public Records) — Public Records
• 1997-06-26 Sold (Public Records) — Public Records
• 1997-06-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1997-05-07 Listed $64,500 Heartland MLS as Distributed by MLS Grid
• 1984-06-01 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,250 · -12.3% YoY. Source: county tax records.