210 S Scott Ave · Belton, MO 64012

$285,000

3 bd · 2.5 ba · 2,584 sqft · SingleFamily public records · 1 Days on market

Built 1924 9,583 sqft lot Est $315k · 10% under

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Why this score? — see what drove the D+ 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 +14.1/30.0
• ARV discount +11.8/15.0
• DSCR +4.3/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful blend of old & new-all above average amenities & in pristine condition! Gourmet kitchen features Cherry cabinets & granite countertops. Numerous built-ins thru' out, wood inlay ceilings, walk-in double shower & cedar lined closet. 2 car attached garage + workshop is handy person's dream! 15'x 9'6" screened porch, 12x8 deck, 1/2 bath is in partially finished workshop-not included in SF. Subject to seller acquiring home they have chosen.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1924

Property features AI

Finance

• Other: Not in a flood plain
• Financial info: Property taxes listed (see listing for current amount)
• HOA & community: No association (N/A)

Exterior

• Parking: Attached garage that faces front; 2-car garage
• Security: Smoke detectors
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Ranch floor plan; Property faces east; Attached property
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Deck; Patio; Screened porch; City lot; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Exhaust fan; Electric range; Eat-in kitchen and breakfast area
• Bedrooms: 3 bedrooms
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Forced air; Electric cooling (central)
• Interior features: Cedar closet; Ceiling fans; Central vacuum; Pantry; Vaulted ceilings; Walk-in closets; Wet bar; Storm doors; Window coverings; Storm windows; Wood windows
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $43 ($518/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 $235k (17.5% below list).
• Recommended offer: $235k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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-, 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: Gladden Elem. (math 22% / reading 32%, grade F, #850 of 1,115 statewide, top 78%, 382 students, 59% FRL); Belton High (math 27% / reading 59%, grade F, #211 of 521 statewide, top 41%, 1,374 students, 42% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 204 active listings in the ZIP; 4 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 39% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $235,148 (17.5% below list)

Questions for the listing agent

1. Built in 1924 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $315,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 S Scott Ave	0.00mi	3/2.5	2,584 (0%)	1mo	$285,000	$110	100
104 London Way	0.54mi	3/3.0	2,487 (-4%)	1mo	$299,000	$120	66
311 Berry Ave	0.57mi	3/3.0	2,484 (-4%)	7mo	$300,000	$121	59
211 Dawn Ave	0.48mi	3/3.0	2,476 (-4%)	13mo	$339,000	$137	58
101 London Way	0.52mi	3/2.5	2,424 (-6%)	16mo	$289,900	$120	52
505 Concord St	0.64mi	3/2.5	2,480 (-4%)	16mo	$295,000	$119	50
209 Hillcrest Rd	0.60mi	4/2.5 (+1)	2,437 (-6%)	12mo	$325,000	$133	47
102 London Way	0.55mi	3/3.0	2,327 (-10%)	14mo	$325,000	$140	44
306 Hawthorne Ct	0.57mi	4/3.0 (+1)	2,350 (-9%)	10mo	$320,000	$136	43
306 Sunset Ln	0.57mi	3/2.0	2,370 (-8%)	19mo	$310,000	$131	42
524 Oxford Ct	0.73mi	4/3.0 (+1)	2,436 (-6%)	12mo	$297,000	$122	40
601 Eldorado Cir	0.67mi	4/3.0 (+1)	2,970 (+15%)	8mo	$300,000	$101	31

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: -13.1%
• Equity multiple: 0.52×
• Total profit: $-38,249
• Equity at exit: $42,494

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-7,510
• Equity at exit: $24,642

Cash invested: $79,800 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,351 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $43

Break-even live

Break-even rent $2,297

Max offer price $285,000

Occupancy floor 93%

Sensitivity live

Price	-10% $204	-5% $124	+0% $43	+5% $-38	+10% $-118
Rent	-10% $-143	-5% $-50	+0% $43	+5% $136	+10% $229
Rate	-1.0pp $187	-0.5pp $116	base $43	+0.5pp $-31	+1.0pp $-106

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Lacy Ln Belton, MO	3.0	2.5	2562	$2,455	$0.96	22d	1	0.32mi
117 Monroe Ave Belton, MO	3.0	2.5	1972	$1,950	$0.99	8d	1	0.91mi
805 Emerson Dr Belton, MO	4.0	3.0	1942	$2,355	$1.21	13d	1	0.91mi
610 Winter Dr Belton, MO	4.0	3.0	1959	$2,673	$1.36	24d	1	1.01mi

Listing history 4 events

1. 2026-05-08
   status Pending
2. 2026-05-08
   listed $285,000 Active
3. 2004-05-27
   soldstatus 478-char remark

   Show marketing remark (478 chars)

   Beautiful blend of old & new-all above average amenities & in pristine condition! Gourmet kitchen features Cherry cabinets & granite countertops. Numerous built-ins thru' out, wood inlay ceilings, walk-in double shower & cedar lined closet. 2 car attached garage + workshop is handy person's dream! 15'x 9'6" screened porch, 12x8 deck, 1/2 bath is in partially finished workshop-not included in SF. Subject to seller acquiring home they have chosen.

4. 2004-04-17
   listed $159,950 478-char remark

   Show marketing remark (478 chars)

   Beautiful blend of old & new-all above average amenities & in pristine condition! Gourmet kitchen features Cherry cabinets & granite countertops. Numerous built-ins thru' out, wood inlay ceilings, walk-in double shower & cedar lined closet. 2 car attached garage + workshop is handy person's dream! 15'x 9'6" screened porch, 12x8 deck, 1/2 bath is in partially finished workshop-not included in SF. Subject to seller acquiring home they have chosen.

ⓘ 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: $2,415 · $201/mo
• Projected year-2 tax: $2,764 · $230/mo
• Expected delta: +$350/yr (+$29/mo · 14.5%)

ⓘ 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: $28,218
• − Mortgage interest: −$15,964
• − Property taxes: −$2,415
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − Depreciation: −$8,291
• Taxable loss: −$4,392
• Est. tax savings @ 24.0%: +$1,054
• After-tax cash flow: $1,572/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

+78.2% since first listed

4 events — show timeline

• 2026-05-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Listed $285,000 Heartland MLS as Distributed by MLS Grid
• 2004-05-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-04-17 Listed $159,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $2,415 · +0.1% YoY. Source: county tax records.