212 N Oak Dr · Belton, MO 64012

$250,000

4 bd · 3.0 ba · 2,016 sqft · SingleFamily public records · 32 Days on market

Built 1960 6,186 sqft lot Est $306k · 18% under

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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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• 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 MLS

Calling Investors! This is an opportunity to own a duplex in the growing Belton submarket! This duplex has desirable two-bedroom 1.5 bath townhome-style units. Each unit is two stories with parking out front. Every unit has washer-dryer hook-ups in the living area plus a ~600 sf unfinished basement. All of the utilities are sub-metered – including water. Low expense ratios and proven rental upside with renovations. 1050/mo rents are being achieved in the same neighborhood with the same layout.

Key facts

• Unfinished basement
• Washer dryer hookups
• Additional storage

Tags

• DUPLEX
• UNFINISHED BASEMENT
• WASHER DRYER HOOKUPS
• ADDITIONAL STORAGE

Property features AI

Finance

• Other: Lot approximately 6,186 square feet (public records)
• Financial info: Operating expenses include other items (multi-family); Two total units (both 2-bedroom); Current occupancy: unknown—verify

Exterior

• Parking: 4 parking spaces (off street)
• Utilities: Public water; Public sewer; Separate meters
• Home design: Duplex residential income property; Two stories; Zoned R2
• Construction: Frame construction; Composition roof; Has basement
• Exterior features: Off-street parking

Interior

• Kitchen: Includes refrigerator and electric range
• Bedrooms: Two-bedroom units
• Bathrooms: Each unit has 1 full bath and 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Refrigerator; Electric range
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/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 $220k (11.8% below list).
• Recommended offer: $220k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 21d 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 37% 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 $8k 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

• It's been on market 32 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $220,489 (11.8% below list)

Questions for the listing agent

1. It's been on market 32 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $306,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 King Ave	0.60mi	4/1.0	1,984 (-2%)	3mo	$85,000	$43	59
404 Hillcrest Cir	0.65mi	4/2.5	1,920 (-5%)	4mo	$330,000	$172	56
304 Givan Ct	0.59mi	3/2.5 (-1)	1,849 (-8%)	3mo	$340,000	$184	49
124 Redbud Ln	0.46mi	3/2.5 (-1)	1,834 (-9%)	10mo	$307,000	$167	48
110 Hillcrest Rd	0.67mi	4/3.0	1,955 (-3%)	19mo	$242,000	$124	48
522 N Park Dr	0.64mi	3/2.5 (-1)	2,044 (+1%)	19mo	$265,000	$130	45
301 Lacy Ct	0.69mi	3/2.5 (-1)	2,042 (+1%)	18mo	$310,000	$152	44
214 Lacy Ln	0.70mi	3/2.5 (-1)	2,050 (+2%)	19mo	$304,000	$148	41
212 W Walnut St	0.74mi	3/3.5 (-1)	2,127 (+6%)	16mo	$335,000	$157	36
308 Mill St	0.73mi	3/2.5 (-1)	1,918 (-5%)	18mo	$310,000	$162	36
202 E South Ave	0.75mi	3/1.5 (-1)	1,736 (-14%)	9mo	$244,900	$141	23
310 Baldwin St	0.74mi	3/2.0 (-1)	1,760 (-13%)	15mo	$219,500	$125	22

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: -9.1%
• Equity multiple: 0.66×
• Total profit: $-23,692
• Equity at exit: $37,276

10-year hold

• IRR: 2.8%
• Equity multiple: 1.22×
• Total profit: $15,587
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $188

Break-even live

Break-even rent $1,967

Max offer price $250,000

Occupancy floor 86%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Rainbow Dr Belton, MO	3.0	2.0	1624	$1,478	$0.91	23d	1	0.35mi
214 Lacy Ln Belton, MO	3.0	2.5	2562	$2,455	$0.96	21d	1	0.73mi
211 Apple Blossom Ln Belton, MO	4.0	2.5	1414	$2,066	$1.46	2d	1	0.87mi
610 Winter Dr Belton, MO	4.0	3.0	1959	$2,673	$1.36	23d	1	1.08mi
117 Monroe Ave Belton, MO	3.0	2.5	1972	$1,950	$0.99	7d	1	1.10mi
611 W Sunrise Dr Belton, MO	3.0	2.5	1496	$1,990	$1.33	7d	1	1.17mi
805 Emerson Dr Belton, MO	4.0	3.0	1942	$2,355	$1.21	12d	1	1.18mi
904 Ridge Dr Belton, MO	5.0	2.0	1728	$1,950	$1.13	23d	1	1.36mi
909 Ridge Dr Belton, MO	3.0	2.0	1539	$1,756	$1.14	20d	1	1.38mi

Listing history 16 events

1. 2026-06-07
   statusdays on market $250,000 Pending 32 DOM
2. 2026-06-05
   days on market $250,000 Active 31 DOM
3. 2026-06-03
   days on market $250,000 Active 30 DOM
4. 2026-06-02
   days on market $250,000 Active 29 DOM
5. 2026-06-01
   days on market $250,000 Active 28 DOM
6. 2026-05-31
   days on market $250,000 Active 27 DOM
7. 2026-05-22
   status Active
8. 2026-05-16
   status Pending
9. 2026-05-02
   status Active
10. 2026-04-07
    historical
11. 2026-04-02
    listed $250,000 Active
12. 2024-04-23
    soldstatus
13. 2023-02-01
    soldstatus Closed 504-char remark

    Show marketing remark (504 chars)

    Calling Investors! This is an opportunity to own a duplex in the growing Belton submarket! This duplex has desirable two-bedroom 1.5 bath townhome-style units. Each unit is two stories with parking out front. Every unit has washer-dryer hook-ups in the living area plus a ~600 sf unfinished basement. All of the utilities are sub-metered – including water. Low expense ratios and proven rental upside with renovations. 1050/mo rents are being achieved in the same neighborhood with the same layout.

14. 2022-12-23
    status Pending 504-char remark

    Show marketing remark (504 chars)

    Calling Investors! This is an opportunity to own a duplex in the growing Belton submarket! This duplex has desirable two-bedroom 1.5 bath townhome-style units. Each unit is two stories with parking out front. Every unit has washer-dryer hook-ups in the living area plus a ~600 sf unfinished basement. All of the utilities are sub-metered – including water. Low expense ratios and proven rental upside with renovations. 1050/mo rents are being achieved in the same neighborhood with the same layout.

15. 2022-12-13
    listed $190,000 Active 504-char remark

    Show marketing remark (504 chars)

    Calling Investors! This is an opportunity to own a duplex in the growing Belton submarket! This duplex has desirable two-bedroom 1.5 bath townhome-style units. Each unit is two stories with parking out front. Every unit has washer-dryer hook-ups in the living area plus a ~600 sf unfinished basement. All of the utilities are sub-metered – including water. Low expense ratios and proven rental upside with renovations. 1050/mo rents are being achieved in the same neighborhood with the same layout.

16. 2020-09-02
    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: $1,664 · $139/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$761/yr (+$63/mo · 45.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 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: $26,459
• − Mortgage interest: −$14,004
• − Property taxes: −$1,664
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$7,273
• Taxable loss: −$1,965
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $2,728/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

+31.6% since first listed

10 events — show timeline

• 2026-05-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Listed $250,000 Heartland MLS as Distributed by MLS Grid
• 2024-04-23 Sold (Public Records) — Public Records
• 2023-02-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-12-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-12-13 Listed $190,000 Heartland MLS as Distributed by MLS Grid
• 2020-09-02 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,664 · +10.9% YoY. Source: county tax records.