387 Oil Ln · Belton, MO 64012

$58,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 28 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

* * * PRE-OWNED HOME: Experience modern comfort in this like-new 2024 Clayton single-wide featuring 3 bedrooms and 2 full bathrooms. With a bright, open-concept layout and stylish contemporary finishes throughout, this home offers the perfect blend of functionality and comfort. The spacious living area flows seamlessly into the kitchen and dining space, creating an inviting atmosphere ideal for both relaxing and entertaining. The primary suite features a private bathroom and generous space, while two additional bedrooms provide flexibility for family, guests, or a home office. Built with today's lifestyle in mind, this home feels fresh, modern, and move-in ready. Whether you're searching

Key facts

• Built 2026
• Listed 28 days

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $58,000

Exterior

• Utilities: Has heating (Forced air); Has cooling (Central air)
• Home design: Single-family spec plan (Southfork); Address: 387 Oil Ln, Belton, MO 64012
• Construction: Living area 1216
• Exterior features: Shake roof

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $979 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.5% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $401 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Recommended offer $57,130 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.01% ✓
• Cap rate: 26.54%
• Cash-on-cash: 72.31%
• DSCR: 4.22
• GRM: 2.8

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: 74.5%
• Equity multiple: 4.50×
• Total profit: $56,852
• Equity at exit: $8,648

10-year hold

• IRR: 78.8%
• Equity multiple: 10.03×
• Total profit: $146,581
• Equity at exit: $5,015

Cash invested: $16,240 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $979

Break-even live

Break-even rent $507

Max offer price $58,000

Occupancy floor 39%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	1d	4	0.55mi
209 W 162nd Ter Belton, MO	3.0	2.5	1325	$1,565	$1.18	2d	1	0.59mi
15319 Grand Summit Ext Grandview, MO	1.0–2.0	1.0–2.0	818	$1,150	$1.41	43d	1	0.99mi
6108 E 149th St Grandview, MO	4.0	1.5	1200	$1,465	$1.22	43d	1	1.23mi
6205 E 149th St Grandview, MO	4.0	1.0	1200	$1,495	$1.25	21d	1	1.25mi
6302 E 149th Ter Grandview, MO	3.0	1.0	1032	$1,445	$1.40	23d	1	1.28mi
14719 Bellaire Ave Grandview, MO	4.0	2.0	1440	$1,750	$1.22	43d	1	1.36mi
6410 E 149th Ter Grandview, MO	3.0	1.0	960	$1,395	$1.45	43d	1	1.40mi
6311 E 148th Ter Grandview, MO	3.0	1.0	924	$1,400	$1.52	23d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $58,000 Active 28 DOM
2. 2026-06-17
   days on market $58,000 Active 27 DOM
3. 2026-06-16
   days on market $58,000 Active 26 DOM
4. 2026-06-15
   days on market $58,000 Active 25 DOM
5. 2026-06-13
   days on market $58,000 Active 23 DOM
6. 2026-06-13
   days on market $58,000 Active 22 DOM
7. 2026-06-09
   days on market $58,000 Active 19 DOM
8. 2026-06-08
   days on market $58,000 Active 18 DOM
9. 2026-06-07
   days on market $58,000 Active 17 DOM
10. 2026-06-05
    days on market $58,000 Active 14 DOM
11. 2026-06-03
    days on market $58,000 Active 13 DOM
12. 2026-06-02
    days on market $58,000 Active 12 DOM
13. 2026-06-01
    days on market $58,000 Active 11 DOM
14. 2026-05-31
    days on market $58,000 Active 10 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 3/10 Moderate
• 🌡 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: $20,954
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$1,687
• Taxable income: $11,505
• Est. tax owed @ 24.0%: −$2,761
• After-tax cash flow: $8,982/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