107 Brentwood Dr · Belton, MO 64012

$89,900

3 bd · 2.0 ba · 1,523 sqft · SingleFamily public records · 7 Days on market

Built 1974 9,625 sqft lot ↓ 18% since listing

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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 MLS

Vinyl siding, thermal windows, new roof 2004, family room with fireplace, deck has been remodeled, storage shed, three bedrooms, nice pantry in dining/kitchen area. Seller has gone through house and made repairs/touch ups. Move in ready.

Key facts

• Residential lot
• 77 feet of frontage
• Local schools

Tags

• RESIDENTIAL LOT
• ESTABLISHED NEIGHBORHOOD
• 77 FEET OF FRONTAGE
• 125 FEET OF DEPTH
• LOCAL SCHOOLS
• SHOPPING

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached garage facing front; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Split entry; Living area approximately 1,523; Above-grade finished area reported as 1,068; below-grade finished area reported as 455
• Construction: Vinyl siding with stone trim; Composition roof
• Exterior features: Lot roughly 77 × 125 feet; Not in a flood plain

Interior

• Kitchen: Kitchen on the first level; Pantry; Vinyl flooring in kitchen; Ceiling fan(s) in kitchen
• Bedrooms: 3 bedrooms (all on the first level); Ceiling fan(s) in one bedroom
• Flooring: Carpet in bedrooms and some rooms; Vinyl in kitchen
• Bathrooms: 2 full bathrooms; One bathroom with shower only; One bathroom with shower over tub
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Finished daylight basement; Fireplace (1); Split entry floor plan; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $822 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 17.3% 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); 205 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 588 units permitted in Cass County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.14% ✓
• Cap rate: 17.27%
• Cash-on-cash: 39.19%
• DSCR: 2.74
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $257,387
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 S Cedar St	0.33mi	2/2.5 (-1)	1,500 (-2%)	2mo	$360,000	$240	73
709 Mulberry St	0.45mi	3/1.0	1,496 (-2%)	2mo	$160,000	$107	70
200 Park Ave	0.27mi	3/1.5	1,400 (-8%)	3mo	$215,000	$154	70
301 Brookside Dr	0.45mi	3/2.0	1,450 (-5%)	6mo	$259,000	$179	66
703 York Dr	0.52mi	3/2.5	1,448 (-5%)	3mo	$310,000	$214	63
210 Cherokee Dr	0.40mi	3/1.5	1,376 (-10%)	1mo	$215,000	$156	62
307 W South Ave	0.74mi	3/2.0	1,550 (+2%)	8mo	$250,000	$161	55
613 Colbern St	0.46mi	3/2.0	1,686 (+11%)	8mo	$175,000	$104	54
818 Autumn Dr	0.54mi	3/2.0	1,340 (-12%)	5mo	$249,000	$186	51
510 Logan Ave	0.68mi	4/2.0 (+1)	1,604 (+5%)	6mo	$325,000	$203	49
303 W Sunrise Dr	0.68mi	3/3.0	1,682 (+10%)	6mo	$235,000	$140	41
406 Catron Ave	0.74mi	2/3.0 (-1)	1,632 (+7%)	6mo	$275,000	$169	39

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: 38.0%
• Equity multiple: 2.67×
• Total profit: $42,142
• Equity at exit: $13,404

10-year hold

• IRR: 45.7%
• Equity multiple: 5.88×
• Total profit: $122,779
• Equity at exit: $7,773

Cash invested: $25,172 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$471
• Tax from tax record: −$186 /mo · $2,226/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $822

Break-even live

Break-even rent $879

Max offer price $89,900

Occupancy floor 52%

Sensitivity live

Price	-10% $873	-5% $847	+0% $822	+5% $797	+10% $771
Rent	-10% $670	-5% $746	+0% $822	+5% $898	+10% $974
Rate	-1.0pp $867	-0.5pp $845	base $822	+0.5pp $799	+1.0pp $775

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Ridge Dr Belton, MO	3.0	2.0	1539	$1,756	$1.14	21d	1	0.16mi
810 York Dr Belton, MO	3.0	2.5	1148	$1,781	$1.55	21d	1	0.39mi
412 Colbern St Belton, MO	2.0	1.0	1516	$1,395	$0.92	24d	1	0.69mi
805 Emerson Dr Belton, MO	4.0	3.0	1942	$2,355	$1.21	13d	1	0.69mi
401 Lacy Ln Belton, MO	4.0	2.0	1225	$1,750	$1.43	8d	1	0.84mi
611 W Sunrise Dr Belton, MO	3.0	2.5	1496	$1,990	$1.33	8d	1	0.91mi
610 Winter Dr Belton, MO	4.0	3.0	1959	$2,673	$1.36	24d	1	1.12mi
211 Apple Blossom Ln Belton, MO	4.0	2.5	1414	$2,066	$1.46	3d	1	1.33mi
307 Dauphine St Belton, MO	3.0	2.0	1225	$1,495	$1.22	24d	1	1.34mi
107 N Cleveland Ave Belton, MO	3.0	2.0	1128	$1,860	$1.65	5d	1	1.44mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $89,900 Pending 7 DOM
2. 2026-06-05
   days on market $89,900 Active 6 DOM
3. 2026-06-03
   days on market $89,900 Active 5 DOM
4. 2026-06-02
   days on market $89,900 Active 4 DOM
5. 2026-06-01
   days on market $89,900 Active 3 DOM
6. 2026-05-31
   days on market $89,900 Active 2 DOM

ⓘ 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: $2,226 · $186/mo
• Projected year-2 tax: $2,226 · $186/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 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: $23,034
• − Mortgage interest: −$5,036
• − Property taxes: −$2,226
• − Insurance: −$450
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$2,615
• Taxable income: $9,022
• Est. tax owed @ 24.0%: −$2,165
• After-tax cash flow: $7,699/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

-18.2% since first listed

7 events — show timeline

• 2026-05-29 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 2018-09-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-08-23 Sold (Public Records) — Public Records
• 2018-08-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-07-27 Listed $149,900 Heartland MLS as Distributed by MLS Grid
• 2004-02-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-12-30 Listed $109,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $2,226 · +11.4% YoY. Source: county tax records.