403 Park Ave · Belton, MO 64012

$169,500

3 bd · 1.0 ba · 1,966 sqft · SingleFamily public records · 28 Days on market

Built 1962 0.29 ac lot Est $303k · 44% under

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.9/10.0
• 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

Welcome to this 3-bedroom single-family home in the heart of Belton! Enjoy relaxing with a warm cup of coffee on the covered front porch or entertaining in the mostly-finished basement which provides extra room for living or storage. Inside, the wood-burning fireplace adds warmth and charm, while practical updates include gutters and flashing replaced in 2025 and the added benefits of a sump pump & covered carport. This home is being sold AS IS and offers a wonderful opportunity to make it your own.

Key facts

• Covered front porch
• Sump pump
• Covered carport

Tags

• COVERED FRONT PORCH
• MOSTLY-FINISHED BASEMENT
• WOOD-BURNING FIREPLACE
• SUMP PUMP
• COVERED CARPORT

Property features AI

Finance

• Other: Lot size approximately 12,545 square feet; Above-grade finished area and below-grade finished area reported from public records; Living area reported as 1,966 (source details not included)
• Financial info: No investor or income/expense details provided
• HOA & community: No association fees

Exterior

• Parking: Attached parking; Carport
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single family residence; Ranch floor plan
• Construction: Frame construction; Composition roof; Below-grade finished area present
• Exterior features: Property is in a flood plain

Interior

• Kitchen: Kitchen (no appliance details provided)
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Finished basement with sump pump; Wood burning stove fireplace (1)
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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-, 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); 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 34% 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 $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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,957 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $302,764
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 W 179th Ter	0.14mi	3/3.0	2,000 (+2%)	2mo	$360,000	$180	81
416 Timbercreek Dr	0.20mi	4/3.0 (+1)	2,120 (+8%)	3mo	$270,000	$127	62
1112 S Scott Ave	0.55mi	3/2.5	1,925 (-2%)	4mo	$319,900	$166	62
1105 Kent Dr	0.49mi	3/2.5	1,865 (-5%)	2mo	$310,000	$166	61
613 Colbern St	0.28mi	3/2.0	1,686 (-14%)	8mo	$175,000	$104	52
1113 Kent Dr	0.54mi	4/2.5 (+1)	2,040 (+4%)	8mo	$315,000	$154	51
418 Timbercreek Dr	0.21mi	4/3.0 (+1)	1,726 (-12%)	9mo	$335,000	$194	49
503 Sunrise Dr	0.44mi	4/3.0 (+1)	2,164 (+10%)	1mo	$309,000	$143	49
812 S Cedar St	0.61mi	3/2.5	1,800 (-8%)	8mo	$279,900	$156	45
303 W Sunrise Dr	0.40mi	3/3.0	1,682 (-14%)	7mo	$235,000	$140	44
202 E South Ave	0.67mi	3/1.5	1,736 (-12%)	9mo	$244,900	$141	39
118 Mill St	0.75mi	3/1.5	1,698 (-14%)	3mo	$225,000	$133	38

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $4,093
• Equity at exit: $25,273

10-year hold

• IRR: 13.8%
• Equity multiple: 2.22×
• Total profit: $57,779
• Equity at exit: $14,655

Cash invested: $47,460 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$889
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$71
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $424

Break-even live

Break-even rent $1,478

Max offer price $169,500

Occupancy floor 74%

Sensitivity live

Price	-10% $520	-5% $472	+0% $424	+5% $377	+10% $329
Rent	-10% $265	-5% $345	+0% $424	+5% $504	+10% $584
Rate	-1.0pp $510	-0.5pp $468	base $424	+0.5pp $381	+1.0pp $336

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: $42,375
• Closing costs: $5,085
• 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	0.26mi
412 Colbern St Belton, MO	2.0	1.0	1516	$1,395	$0.92	25d	1	0.49mi
611 W Sunrise Dr Belton, MO	3.0	2.5	1496	$1,990	$1.33	9d	1	0.49mi
401 Lacy Ln Belton, MO	4.0	2.0	1225	$1,750	$1.43	9d	1	0.53mi
214 Lacy Ln Belton, MO	3.0	2.5	2562	$2,455	$0.96	22d	1	0.68mi
805 Emerson Dr Belton, MO	4.0	3.0	1942	$2,355	$1.21	13d	1	0.98mi
117 Monroe Ave Belton, MO	3.0	2.5	1972	$1,950	$0.99	9d	1	1.14mi
17417 Montgall Dr Belton, MO	4.0	2.0	2105	$2,115	$1.00	25d	1	1.33mi
610 Winter Dr Belton, MO	4.0	3.0	1959	$2,673	$1.36	25d	1	1.35mi
211 Apple Blossom Ln Belton, MO	4.0	2.5	1414	$2,066	$1.46	3d	1	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $169,500 Active 28 DOM
2. 2026-06-18
   days on market $169,500 Active 25 DOM
3. 2026-06-17
   days on market $169,500 Active 24 DOM
4. 2026-06-16
   days on market $169,500 Active 23 DOM
5. 2026-06-15
   days on market $169,500 Active 22 DOM
6. 2026-06-13
   days on market $169,500 Active 20 DOM
7. 2026-06-13
   statusdays on market $169,500 Active 19 DOM
8. 2026-06-09
   days on market $169,500 Active Under Contract 16 DOM
9. 2026-06-08
   days on market $169,500 Active Under Contract 15 DOM
10. 2026-06-07
    days on market $169,500 Active Under Contract 14 DOM
11. 2026-06-05
    days on market $169,500 Active Under Contract 11 DOM
12. 2026-06-03
    days on market $169,500 Active Under Contract 10 DOM
13. 2026-06-02
    days on market $169,500 Active Under Contract 9 DOM
14. 2026-06-01
    days on market $169,500 Active Under Contract 8 DOM
15. 2026-05-31
    statusdays on market $169,500 Active Under Contract 7 DOM
16. 2026-05-24
    listed $169,500 Active

ⓘ 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: $1,834 · $153/mo
• Projected year-2 tax: $1,834 · $153/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 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $24,187
• − Mortgage interest: −$9,495
• − Property taxes: −$1,834
• − Insurance: −$1,514
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$4,931
• Taxable income: $2,544
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $4,483/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

1 event — show timeline

• 2026-05-24 Listed $169,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $1,834 · +0.0% YoY. Source: county tax records.