18802 S Lakeside Ln · Belton, MO 64012

$139,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 306 Days on market

Built 1955 0.37 ac lot Est $139k · at est.

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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

This home is perfect for investors or someone that wants to build equity in a home quickly. Ranch Home for Sale in Belton, MO has a Large Lot, New Siding & Flooring but still needs a little TLC! Don’t miss this 2-bedroom, 1-bathroom ranch home for sale in Belton, Missouri! Situated on a large lot off a peaceful country road, this charming property offers 864 sq ft of comfortable living space, perfect for first-time homebuyers, downsizers, or investors. Key Features: - New vinyl siding for low-maintenance, modern curb appeal. - Brand new flooring throughout the entire home. - Oversized 1-car garage with extra space for storage or workshop needs. - Spacious lot size ideal for gard

Key facts

• Spacious lot size
• New flooring
• New vinyl siding

Tags

• NEW VINYL SIDING
• NEW FLOORING
• SPACIOUS LOT SIZE
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Lot size approximately 15,987 square feet (per public records)
• HOA & community: No association fees

Exterior

• Parking: Attached garage facing front (1-car)
• Security: Smoke detector(s)
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Residential property; Ranch single-story; Facing direction not provided; Entry level: main
• Construction: Frame construction with vinyl siding; Composition roof; Crawl space foundation; Built approximately 51–75 years ago
• Exterior features: Patio; Metal fencing; City lot

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Eat-in kitchen / kitchen-dining combo
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom with shower-over-tub (main level)
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fans; Window coverings; Ranch floor plan; Smoke detector(s)
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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-, 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.
• Zoned schools: Cambridge Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 423 students, 56% FRL); Belton High (math 27% / reading 59%, grade F, #211 of 521 statewide, top 41%, 1,374 students, 42% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 204 active listings in the ZIP; 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 $961 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 306 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $51k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 306 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.05% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $139,104
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18802 S Lakeside Ln	0.00mi	2/1.0	864 (0%)	0mo	$139,000	$161	100

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,188
• Equity at exit: $20,725

10-year hold

• IRR: 10.9%
• Equity multiple: 1.93×
• Total profit: $36,109
• Equity at exit: $12,018

Cash invested: $38,920 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $284

Break-even live

Break-even rent $1,098

Max offer price $139,000

Occupancy floor 76%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-02
   status $139,000 Pending 306 DOM
2. 2026-06-01
   days on market $139,000 Active Under Contract 306 DOM
3. 2026-05-31
   days on market $139,000 Active Under Contract 305 DOM
4. 2026-05-15
   historical Active Under Contract
5. 2026-05-11
   price $139,000
6. 2026-03-16
   price $159,000
7. 2026-03-16
   price $160,000
8. 2026-03-02
   price $164,900
9. 2026-01-24
   price $169,900
10. 2025-12-11
    status Active
11. 2025-12-10
    price $174,900
12. 2025-11-12
    historical
13. 2025-09-24
    price $179,900
14. 2025-08-01
    price $185,000
15. 2025-07-02
    listed $190,000 Active
16. 2024-09-14
    historical $1,150
17. 2024-08-24
    listed $1,150
18. 2022-08-20
    historical
19. 2022-07-23
    price $129,500
20. 2022-07-07
    listed $145,000 Active
21. 2020-12-07
    soldstatus
22. 2019-10-17
    historical
23. 2019-08-14
    listed $105,000
24. 2010-03-04
    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: $971 · $81/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$377/yr (+$31/mo · 38.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,502
• − Mortgage interest: −$7,786
• − Property taxes: −$971
• − Insurance: −$695
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$4,044
• Taxable income: $1,206
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $3,124/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

• 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

+32.4% since first listed

21 events — show timeline

• 2026-05-15 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $139,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $159,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $164,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-24 Price Changed $169,900 Heartland MLS as Distributed by MLS Grid
• 2025-12-11 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $174,900 Heartland MLS as Distributed by MLS Grid
• 2025-11-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-24 Price Changed $179,900 Heartland MLS as Distributed by MLS Grid
• 2025-08-01 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-02 Listed $190,000 Heartland MLS as Distributed by MLS Grid
• 2024-09-14 Rental Removed $1,150 SHOWMOJO
• 2024-08-24 Listed for Rent $1,150 SHOWMOJO
• 2022-08-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-07-23 Price Changed $129,500 Heartland MLS as Distributed by MLS Grid
• 2022-07-07 Listed $145,000 Heartland MLS as Distributed by MLS Grid
• 2020-12-07 Sold (Public Records) — Public Records
• 2019-10-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-08-14 Listed $105,000 Heartland MLS as Distributed by MLS Grid
• 2010-03-04 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $971 · +13.7% YoY. Source: county tax records.