622 C St · Belton, MO 64012

$199,900

2 bd · 1.0 ba · 1,487 sqft · SingleFamily public records · 13 Days on market

Built 1890 0.30 ac lot Est $332k · 40% 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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 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

New Price. .. .Nice level fenced oversized corner lot with 3 bedroom home and detach garage. Perfect starter home with room to expand. Property SOLD "AS-IS WHERE-IS" with NO Representations or Warranties - Inspections are welcome, but for Buyer's knowledge only. Bank owned - Foreclosure - REO - Special Addendum Applies. Investor, rental, cash flow.

Key facts

• Enclosed back porch
• Newer shed
• Taller ceilings

Tags

• FENCED CORNER LOT
• ENCLOSED BACK PORCH
• NEWER SHED
• TALLER CEILINGS

Property features AI

Finance

• Other: Located inside city limits; Lot approximately 12,864 sq ft (96 x 134); Above-grade finished area reported as 1,487 (source: public records); Age estimated at 101 years or more
• HOA & community: No association fees

Exterior

• Parking: Other parking (details not specified)
• Utilities: Public water; Public sewer; Cable available and Metro Free telecom options
• Home design: Residential single-family home; Bungalow / Ranch floor plan; Fixer condition; Facing direction not specified; Single-story (all main living areas on first floor)
• Construction: Frame construction; Composition roof
• Exterior features: Metal fencing; Shed(s) on the property; Corner city lot, level and paved road access; Public road maintenance

Interior

• Kitchen: Laminate counters
• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: All carpet in most living areas; Wood floor in laundry room
• Bathrooms: 1 full bathroom with shower over tub
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fan(s); Enclosed porch; Family room; Mud room; Formal dining area; Main-floor bedroom; Main-floor primary bedroom
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $70 ($836/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 $166k (17.0% below list).
• Recommended offer: $166k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Wilckens Steam Acad @Hillcrest (math 44% / reading 47%, grade D-, #405 of 1,115 statewide, top 37%, 474 students, 37% FRL); Belton Middle School (math 24% / reading 35%, grade F, #291 of 391 statewide, top 76%, 639 students, 46% FRL); Belton High (math 27% / reading 59%, grade F, #211 of 521 statewide, top 41%, 1,374 students, 42% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 205 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,905 (17.0% below list)

Questions for the listing agent

1. Built in 1890 — 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: 0.83% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $331,601
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 2nd St	0.26mi	3/2.0 (+1)	1,550 (+4%)	7mo	$210,000	$135	66
709 Mulberry St	0.67mi	3/1.0 (+1)	1,496 (+1%)	2mo	$160,000	$107	61
710 Fallen Leaf Dr	0.63mi	3/2.0 (+1)	1,498 (+1%)	2mo	$383,990	$256	59
613 Fallen Leaf Dr	0.60mi	3/2.0 (+1)	1,498 (+1%)	7mo	$369,990	$247	56
703 York Dr	0.66mi	3/2.5 (+1)	1,448 (-3%)	3mo	$310,000	$214	52
406 Catron Ave	0.49mi	2/3.0	1,632 (+10%)	6mo	$275,000	$169	48
606 Fallen Leaf Dr	0.63mi	3/2.0 (+1)	1,635 (+10%)	3mo	$379,990	$232	43
118 Mill St	0.51mi	3/1.5 (+1)	1,698 (+14%)	3mo	$225,000	$133	43
610 Fallen Leaf Dr	0.60mi	3/2.0 (+1)	1,635 (+10%)	5mo	$363,990	$223	42
812 Applewood Ln	0.49mi	3/2.0 (+1)	1,288 (-13%)	7mo	$280,000	$217	40
609 Fallen Leaf Dr	0.63mi	3/2.0 (+1)	1,272 (-14%)	3mo	$349,990	$275	35
618 Fallen Leaf Dr	0.63mi	3/2.0 (+1)	1,272 (-14%)	4mo	$334,990	$263	34

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-24,314
• Equity at exit: $29,806

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $169
• Equity at exit: $17,284

Cash invested: $55,972 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $70

Break-even live

Break-even rent $1,571

Max offer price $199,900

Occupancy floor 91%

Sensitivity live

Price	-10% $183	-5% $126	+0% $70	+5% $13	+10% $-43
Rent	-10% $-61	-5% $4	+0% $70	+5% $135	+10% $201
Rate	-1.0pp $170	-0.5pp $121	base $70	+0.5pp $18	+1.0pp $-35

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6407 E 163rd St Belton, MO	1.0	1.0	782	$1,492	$1.91	3d	4	0.60mi
307 Dauphine St Belton, MO	3.0	2.0	1225	$1,495	$1.22	25d	1	0.61mi
412 Colbern St Belton, MO	2.0	1.0	1516	$1,395	$0.92	25d	1	0.65mi
301 Towne Center Dr Belton, MO	1.0–2.0	1.0–2.0	1069	$1,799	$1.68	3d	9	0.69mi
161 Rainbow Dr Belton, MO	3.0	2.0	1624	$1,478	$0.91	25d	1	0.79mi
810 York Dr Belton, MO	3.0	2.5	1148	$1,781	$1.55	22d	1	0.80mi
1513 Sycamore Dr Belton, MO	2.0–3.0	2.5	1315	$1,589	$1.21	3d	8	1.08mi
909 Ridge Dr Belton, MO	3.0	2.0	1539	$1,756	$1.14	22d	1	1.10mi
611 W Sunrise Dr Belton, MO	3.0	2.5	1496	$1,990	$1.33	9d	1	1.15mi
107 N Cleveland Ave Belton, MO	3.0	2.0	1128	$1,860	$1.65	6d	1	1.25mi
209 W 162nd Ter Belton, MO	3.0	2.5	1325	$1,565	$1.18	4d	1	1.37mi
834 Autumn Woods Dr VLG LOCH LOYD, MO	3.0	2.5	1325	$1,730	$1.31	3d	4	1.45mi

Listing history 9 events

1. 2026-06-16
   days on market $199,900 Active 13 DOM
2. 2026-06-15
   days on market $199,900 Active 12 DOM
3. 2026-06-13
   days on market $199,900 Active 10 DOM
4. 2026-06-13
   days on market $199,900 Active 9 DOM
5. 2026-06-09
   days on market $199,900 Active 6 DOM
6. 2026-06-08
   days on market $199,900 Active 5 DOM
7. 2026-06-07
   days on market $199,900 Active 4 DOM
8. 2026-06-03
   remarks 557-char remark
9. 2026-06-03
   listed $199,900 Active 1 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: $1,312 · $109/mo
• Projected year-2 tax: $1,939 · $162/mo
• Expected delta: +$627/yr (+$52/mo · 47.7%)

ⓘ 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 3/10 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: $19,909
• − Mortgage interest: −$11,198
• − Property taxes: −$1,312
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$5,815
• Taxable loss: −$2,601
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $1,461/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

+413.9% since first listed

3 events — show timeline

• 2026-06-03 Listed $199,900 Heartland MLS as Distributed by MLS Grid
• 2015-07-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-03-04 Listed $38,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $1,312 · +0.1% YoY. Source: county tax records.