6499 NW Valley Dr · Parkville, MO 64152

$325,000

3 bd · 2.0 ba · 1,550 sqft · SingleFamily public records · 2 Days on market

Built 1991 0.31 ac lot $210/sqft · at area comps Est $320k · 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).

• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• ARV discount +6.9/15.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Tucked away in a quiet area, this side to side split offers wood floors throughout the main level. The great room with vaulted ceiling and fireplace opens into the kitchen with granite counters, tile backsplash and stainless steel appliances. Spacious eating area with bay windows walks out to a ground level deck. Upstairs the master bedroom boasts a walk-in closet and private bath. Two other bedrooms share a central hall bath. The lower level includes an inviting rec room. Huge lot.

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1991

Property features AI

Exterior

• Parking: 2-car garage with garage door opener (garage faces front)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Side/side split layout
• Construction: Frame construction; Composition roof; Finished basement
• Exterior features: Deck; Metal fencing; City lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Stained cabinets
• Bedrooms: 3 bedrooms; Bedroom 2; Bedroom 3
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fans; Stained cabinets; Vaulted ceilings; Walk-in closets; Window coverings; Thermal windows; Finished basement; Side/side split floor plan; Smoke detector(s)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-419 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (34.0% below list).
• Recommended offer: $215k (34.0% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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: Union Chapel Elem. (math 59% / reading 60%, grade B-, #124 of 1,115 statewide, top 13%, 606 students, 14% FRL); Plaza Middle (math 37% / reading 51%, grade D, #121 of 391 statewide, top 32%, 715 students, 30% 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 23% FRL track the district average.
• Market conditions: Rents rising fast (+7.0%/yr); 268 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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 $214,551 (34.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.66% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 12.6

CMA / ARV

• ARV (median comp): $320,439
• List price: $325,000
• Delta: 1.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6499 NW Valley Dr	0.00mi	3/2.0	1,550 (0%)	0mo	$325,000	$210	100
6486 NW Valley Dr	0.05mi	3/2.0	1,550 (0%)	10mo	$290,000	$187	89
6486 Altus Dr	0.09mi	3/2.5	1,555 (+0%)	12mo	$349,999	$225	83
6612 NW Hidden Valley Rd	0.10mi	3/2.0	1,681 (+8%)	2mo	$319,950	$190	80
6488 NW Morell Dr	0.11mi	3/2.5	1,507 (-3%)	18mo	$305,000	$202	73
6716 NW Sioux Dr	0.23mi	3/2.0	1,489 (-4%)	12mo	$285,000	$191	73
6705 NW Hidden Valley Rd	0.18mi	3/2.5	1,716 (+11%)	6mo	$295,000	$172	67
6476 NW Valley Dr	0.09mi	3/3.0	1,725 (+11%)	12mo	$325,000	$188	63
6701 NW Hidden Valley Rd	0.16mi	3/2.5	1,738 (+12%)	16mo	$310,000	$178	56
6748 NW Sioux Dr	0.24mi	3/2.0	1,360 (-12%)	22mo	$289,000	$213	50

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: 21.4%
• Equity multiple: 2.75×
• Total profit: $159,325
• Equity at exit: $292,786

10-year hold

• IRR: 20.2%
• Equity multiple: 6.62×
• Total profit: $511,663
• Equity at exit: $631,404

Cash invested: $91,000 (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 64152

• Home prices YoY: 4.7%
• Rents YoY: 7.0%
• Active inventory: 268
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,146 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$274 /mo · $3,290/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-419

Break-even live

Break-even rent $2,676

Max offer price $250,994

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-327	+0% $-419	+5% $-511	+10% $-603
Rent	-10% $-588	-5% $-504	+0% $-419	+5% $-334	+10% $-249
Rate	-1.0pp $-255	-0.5pp $-336	base $-419	+0.5pp $-503	+1.0pp $-589

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15310 Trailside Dr Parkville, MO	1.0–3.0	1.0–2.5	1137	$2,639	$2.32	0d	21	0.90mi

Listing history 21 events

1. 2026-05-18
   status Pending 1197-char remark
2. 2026-05-17
   listed $325,000 Active 1197-char remark
3. 2026-04-24
   historical $325,000 1197-char remark
4. 2019-06-27
   soldstatus
5. 2019-06-21
   soldstatus Sold 487-char remark

   Show marketing remark (487 chars)

   Tucked away in a quiet area, this side to side split offers wood floors throughout the main level. The great room with vaulted ceiling and fireplace opens into the kitchen with granite counters, tile backsplash and stainless steel appliances. Spacious eating area with bay windows walks out to a ground level deck. Upstairs the master bedroom boasts a walk-in closet and private bath. Two other bedrooms share a central hall bath. The lower level includes an inviting rec room. Huge lot.

6. 2019-06-05
   status Pending 487-char remark

   Show marketing remark (487 chars)

   Tucked away in a quiet area, this side to side split offers wood floors throughout the main level. The great room with vaulted ceiling and fireplace opens into the kitchen with granite counters, tile backsplash and stainless steel appliances. Spacious eating area with bay windows walks out to a ground level deck. Upstairs the master bedroom boasts a walk-in closet and private bath. Two other bedrooms share a central hall bath. The lower level includes an inviting rec room. Huge lot.

7. 2019-06-04
   listed $194,900 Active 487-char remark

   Show marketing remark (487 chars)

   Tucked away in a quiet area, this side to side split offers wood floors throughout the main level. The great room with vaulted ceiling and fireplace opens into the kitchen with granite counters, tile backsplash and stainless steel appliances. Spacious eating area with bay windows walks out to a ground level deck. Upstairs the master bedroom boasts a walk-in closet and private bath. Two other bedrooms share a central hall bath. The lower level includes an inviting rec room. Huge lot.

8. 2016-10-14
   soldstatus
9. 2016-10-12
   soldstatus Sold

   Show marketing remark (477 chars)

   Absolutely Stunning Remodel. Stainless Steel Appliances, Granite Countertops & Tile Back Splash in the Kitchen are a Chefs Dream. Master Bedroom is Complete with Ensuite Bathroom and Walk-In Closet. Main Floor has Brand New Upgraded Wood Floors. Bedrooms and Basement have New Carpet. New vinyl siding. You Do Not Want to Miss the Chance to Own a Totally Updated Home on a Corner Lot in the Park Hill School District. This property also qualifies for 100% USDA Financing.

10. 2016-08-30
    status Pending

    Show marketing remark (477 chars)

    Absolutely Stunning Remodel. Stainless Steel Appliances, Granite Countertops & Tile Back Splash in the Kitchen are a Chefs Dream. Master Bedroom is Complete with Ensuite Bathroom and Walk-In Closet. Main Floor has Brand New Upgraded Wood Floors. Bedrooms and Basement have New Carpet. New vinyl siding. You Do Not Want to Miss the Chance to Own a Totally Updated Home on a Corner Lot in the Park Hill School District. This property also qualifies for 100% USDA Financing.

11. 2016-08-26
    historical

    Show marketing remark (477 chars)

    Absolutely Stunning Remodel. Stainless Steel Appliances, Granite Countertops & Tile Back Splash in the Kitchen are a Chefs Dream. Master Bedroom is Complete with Ensuite Bathroom and Walk-In Closet. Main Floor has Brand New Upgraded Wood Floors. Bedrooms and Basement have New Carpet. New vinyl siding. You Do Not Want to Miss the Chance to Own a Totally Updated Home on a Corner Lot in the Park Hill School District. This property also qualifies for 100% USDA Financing.

12. 2016-08-23
    price $164,977

    Show marketing remark (477 chars)

    Absolutely Stunning Remodel. Stainless Steel Appliances, Granite Countertops & Tile Back Splash in the Kitchen are a Chefs Dream. Master Bedroom is Complete with Ensuite Bathroom and Walk-In Closet. Main Floor has Brand New Upgraded Wood Floors. Bedrooms and Basement have New Carpet. New vinyl siding. You Do Not Want to Miss the Chance to Own a Totally Updated Home on a Corner Lot in the Park Hill School District. This property also qualifies for 100% USDA Financing.

13. 2016-08-05
    status Active

    Show marketing remark (477 chars)

    Absolutely Stunning Remodel. Stainless Steel Appliances, Granite Countertops & Tile Back Splash in the Kitchen are a Chefs Dream. Master Bedroom is Complete with Ensuite Bathroom and Walk-In Closet. Main Floor has Brand New Upgraded Wood Floors. Bedrooms and Basement have New Carpet. New vinyl siding. You Do Not Want to Miss the Chance to Own a Totally Updated Home on a Corner Lot in the Park Hill School District. This property also qualifies for 100% USDA Financing.

14. 2016-07-25
    historical

    Show marketing remark (477 chars)

    Absolutely Stunning Remodel. Stainless Steel Appliances, Granite Countertops & Tile Back Splash in the Kitchen are a Chefs Dream. Master Bedroom is Complete with Ensuite Bathroom and Walk-In Closet. Main Floor has Brand New Upgraded Wood Floors. Bedrooms and Basement have New Carpet. New vinyl siding. You Do Not Want to Miss the Chance to Own a Totally Updated Home on a Corner Lot in the Park Hill School District. This property also qualifies for 100% USDA Financing.

15. 2016-06-18
    listed $169,977 Active

    Show marketing remark (477 chars)

    Absolutely Stunning Remodel. Stainless Steel Appliances, Granite Countertops & Tile Back Splash in the Kitchen are a Chefs Dream. Master Bedroom is Complete with Ensuite Bathroom and Walk-In Closet. Main Floor has Brand New Upgraded Wood Floors. Bedrooms and Basement have New Carpet. New vinyl siding. You Do Not Want to Miss the Chance to Own a Totally Updated Home on a Corner Lot in the Park Hill School District. This property also qualifies for 100% USDA Financing.

16. 2014-10-25
    historical
17. 2014-08-16
    listed $164,777
18. 2014-06-20
    soldstatus
19. 2014-03-19
    listed $121,500
20. 2006-05-26
    soldstatus
21. 2006-03-20
    listed $149,950

ⓘ 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: $3,290 · $274/mo
• Projected year-2 tax: $3,290 · $274/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 3/10 Moderate
• 🌡 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: $25,746
• − Mortgage interest: −$18,205
• − Property taxes: −$3,290
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$9,455
• Taxable loss: −$10,947
• Est. tax savings @ 24.0%: +$2,627
• After-tax cash flow: $-2,400/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

• 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

+116.7% since first listed

21 events — show timeline

• 2026-05-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-17 Listed $325,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Coming Soon $325,000 Heartland MLS as Distributed by MLS Grid
• 2019-06-27 Sold (Public Records) — Public Records
• 2019-06-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-06-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-06-04 Listed $194,900 Heartland MLS as Distributed by MLS Grid
• 2016-10-14 Sold (Public Records) — Public Records
• 2016-10-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-08-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-08-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-08-23 Price Changed $164,977 Heartland MLS as Distributed by MLS Grid
• 2016-08-05 Relisted — Heartland MLS as Distributed by MLS Grid
• 2016-07-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-06-18 Listed $169,977 Heartland MLS as Distributed by MLS Grid
• 2014-10-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-08-16 Listed $164,777 Heartland MLS as Distributed by MLS Grid
• 2014-06-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-03-19 Listed $121,500 Heartland MLS as Distributed by MLS Grid
• 2006-05-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-03-20 Listed $149,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2025): $3,290 · +12.1% YoY. Source: county tax records.