9404 NW 59th Ter · Parkville, MO 64152

$265,000

3 bd · 1.0 ba · 1,409 sqft · SingleFamily public records · 3 Days on market

Built 1978 8,499 sqft lot Est $262k · at est.

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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 +11.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.0/15.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sold on Private Office Exclusive

Key facts

• Finished basement
• Cul-de-sac living
• Granite countertops

Tags

• CUL-DE-SAC LIVING
• FULLY RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• UPDATED PRIMARY BATHROOM
• FINISHED BASEMENT

Property features AI

Finance

• HOA & community: Association fee charged annually

Exterior

• Parking: Attached garage with garage door opener (garage faces front); 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Split entry (multi-level); Above-grade and below-grade finished living areas
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck; Patio; Cul-de-sac lot; Paved road with public maintenance; Metal and wood fencing

Interior

• Kitchen: Laminate counters; Dishwasher; Disposal; Microwave; Refrigerator; Electric range
• Bedrooms: 3 bedrooms (all on the first level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bath with shower over tub; 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fans; Painted cabinets; Thermal windows; Finished basement with egress window(s); Split entry floor plan
• Laundry & utility: Laundry in the basement / lower level; Humidifier

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (22.4% below list).
• Recommended offer: $206k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 1.7% in Parkville — 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 (#51 in MO, #3,695 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Park Hill (urban): math 47% / reading 54% proficiency, ranked #26 of 324 in MO (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Graden Elem. (math 56% / reading 64%, grade B-, #120 of 1,115 statewide, top 11%, 475 students, 22% FRL); Park Hill South High (math 67% / reading 69%, grade B, #13 of 521 statewide, top 2%, 1,860 students, 25% FRL) — zoned schools at 24% FRL track the district average.
• Zoned-school proficiency averages 64% at this address vs 50% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Park Hill average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.0%/yr); 264 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 234 units permitted in Platte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Platte County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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 $205,729 (22.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1978 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $262,074
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1348 Main St	0.45mi	3/2.0	1,397 (-1%)	2mo	$250,000	$179	72
9505 NW 59th Ter	0.08mi	3/2.0	1,610 (+14%)	22mo	$299,000	$186	50
10230 NW 57th St	0.57mi	3/2.0	1,586 (+13%)	2mo	$314,900	$199	47
10503 NW Crooked Rd	0.63mi	3/2.0	1,608 (+14%)	22mo	$309,000	$192	24
10409 NW 58th St	0.62mi	3/2.0	1,607 (+14%)	24mo	$285,000	$177	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.03% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.97×
• Total profit: $146,122
• Equity at exit: $238,733

10-year hold

• IRR: 22.5%
• Equity multiple: 7.15×
• Total profit: $456,341
• Equity at exit: $514,837

Cash invested: $74,200 (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 64152

• Home prices YoY: 4.7%
• Rents YoY: 7.0%
• Active inventory: 264
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$233 /mo · $2,793/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-108

Break-even live

Break-even rent $2,194

Max offer price $245,989

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16349 Round Tripper ST Weatherby Lake, MO	1.0–2.0	1.0–2.0	964	$2,050	$2.13	11d	87	0.93mi
16349 Round Tripper ST Weatherby Lake, MO	1.0–2.0	1.0–2.0	964	$2,025	$2.10	2d	83	0.93mi
10009 NW Jones Dr Unit A Kansas City, MO	2.0	1.0	957	$1,100	$1.15	24d	1	1.02mi
5906 NW Harris Dr Kansas City, MO	3.0	3.0	1648	$2,321	$1.41	4d	1	1.13mi
8418 NW 68th St Kansas City, MO	3.0	1.5	1714	$2,141	$1.25	11d	1	1.19mi

Listing history 4 events

1. 2026-06-15
   statusdays on market $265,000 Pending 3 DOM
2. 2026-06-13
   days on market $265,000 Active 2 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $265,000 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: $2,793 · $233/mo
• Projected year-2 tax: $2,793 · $233/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $24,687
• − Mortgage interest: −$14,844
• − Property taxes: −$2,793
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$7,709
• Taxable loss: −$5,934
• Est. tax savings @ 24.0%: +$1,424
• After-tax cash flow: $133/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: Park Hill
• NCES district ID: 2923550
• Math proficiency: 47% ▼ -3.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $67,616
• Composite: 44.86/100
• National rank: #2723
• State rank: #26 of 324 in MO

Livability — Parkville

• Score: 76/100
• State rank: #51
• US rank: #3695

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkville, MO
• County: Platte County · 100,198 people
• Metro: Kansas City, MO-KS
• Population (ZIP): 31,545
• Household income: $114,688
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 234.0

Population outlook (Platte County) Hauer SSP2

• Today (2025): 111,772 people
• By 2030: 119,173 · +6.6%
• By 2040: 133,326 · +19.3%
• By 2050: 146,617 · +31.2%
• By 2075: 178,626 · +59.8%
• By 2100: 195,638 · +75.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 4% Slovak 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Platte

• 2024 margin: Toss-up / Even · D 47.7% · R 50.8% · Other 1.4%
• 2008→2024 swing: +3.2pp toward D · 2008: -6.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+3.0 2016: R+13.0 2012: R+14.2 2008: R+6.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.10%
• Current HPI: 739.89
• Rent YoY: ▲ 7.03%
• 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

+179.2% since first listed

22 events — show timeline

• 2026-06-12 Listed $265,000 Heartland MLS as Distributed by MLS Grid
• 2021-10-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-10-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-10-25 Listed $219,000 Heartland MLS as Distributed by MLS Grid
• 2021-10-20 Sold (Public Records) — Public Records
• 2020-05-29 Sold (Public Records) — Public Records
• 2020-05-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-05-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-05-04 Listed $168,500 Heartland MLS as Distributed by MLS Grid
• 2019-02-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-02-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-01-28 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-01-23 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2019-01-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-01-14 Price Changed $149,999 Heartland MLS as Distributed by MLS Grid
• 2019-01-02 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2018-12-18 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2018-12-11 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2018-12-03 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2000-12-07 Sold (Public Records) — Public Records
• 2000-12-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-07-31 Listed $94,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $2,793 · +9.4% YoY. Source: county tax records.