7190 N National Dr · Parkville, MO 64152

$750,000

5 bd · 4.5 ba · 3,621 sqft · SingleFamily public records · 6 Days on market

Built 2022 0.29 ac lot $207/sqft · at area comps Est $856k · 12% under $128/mo HOA · 5% of rent

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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).

• ARV discount +13.1/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Cash flow +1.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Such a bright and open 2 Story plan. Brand new home that has a completely maintenance free deck and backs to trees on the north side of The National. This one is not far from being completed and should allow a new owner to be settled in by the time the next school year starts.

Key facts

• 0.29 acre lot
• 3 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Community amenities include clubhouse, exercise room, golf course, party room, pickleball courts, play area, putting green, pool, and tennis courts; HOA covers curbside recycling, snow removal, and trash

Exterior

• Parking: Attached garage that faces the front; Three-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story floor plan; Residential property
• Construction: Frame construction; Composition (shingle) roof
• Exterior features: Deck; In-ground sprinkler system

Interior

• Kitchen: Kitchen island; Pantry; Quartz countertops
• Bedrooms: Five bedrooms total; Several bedrooms with walk-in closets; Bedrooms include ceiling fans; some carpeted; Bedroom-level laundry available
• Flooring: Carpeted areas; Ceramic tile in select rooms and baths
• Bathrooms: Four full bathrooms and one half bath; Multiple bathrooms feature ceramic tile; Primary/ensuite-style bath with double vanity and separate shower and tub; Additional baths include shower-over-tub and shower-only configurations
• Heating & cooling: Natural gas heating with heat strip; Electric heat pump cooling
• Interior features: Finished basement with egress windows; Fireplace in the living room; Breakfast area and formal dining options
• Laundry & utility: Laundry room on the bedroom level; Laundry room with ceramic tile

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $-3k ($-37k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (71.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (63.3% below list).
• Recommended offer: $211k (71.9% below list) — sets the bar for cash-flow.

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 $80k of equity ($5k loan paydown + $75k 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 ~$129k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $210,992 (71.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.37% ✗
• Cap rate: 1.36%
• Cash-on-cash: -17.60%
• DSCR: 0.22
• GRM: 22.7

CMA / ARV

• ARV (median comp): $855,532
• List price: $750,000
• Delta: -12.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7160 N National Dr	0.05mi	4/4.5 (-1)	3,635 (+0%)	0mo	$750,000	$206	92
7410 NW Pampas Ln	0.44mi	4/3.5 (-1)	3,808 (+5%)	8mo	$1,770,000	$465	55
6960 Glenn Ln	0.30mi	5/4.0	4,151 (+15%)	7mo	$650,000	$157	54
7445 NW Fawn Ave	0.55mi	5/5.5	3,932 (+9%)	6mo	$1,703,957	$433	51
12023 NW Country Club Ct	0.35mi	4/2.5 (-1)	3,210 (-11%)	9mo	$669,500	$209	44
12028 NW 70th St	0.30mi	4/4.5 (-1)	3,164 (-13%)	22mo	$615,000	$194	41

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: 12.7%
• Equity multiple: 2.07×
• Total profit: $223,980
• Equity at exit: $675,659

10-year hold

• IRR: 13.6%
• Equity multiple: 5.01×
• Total profit: $841,699
• Equity at exit: $1,457,085

Cash invested: $210,000 (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: 22.7×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$879 /mo · $10,550/yr
• Insurance: −$312
• HOA: −$128
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-3,080

Break-even live

Break-even rent $6,649

Max offer price $210,992

Occupancy floor —

Sensitivity live

Price	-10% $-2,656	-5% $-2,868	+0% $-3,080	+5% $-3,292	+10% $-3,505
Rent	-10% $-3,297	-5% $-3,189	+0% $-3,080	+5% $-2,972	+10% $-2,863
Rate	-1.0pp $-2,702	-0.5pp $-2,889	base $-3,080	+0.5pp $-3,275	+1.0pp $-3,472

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7907 NW Westside Dr Kansas City, MO	4.0	3.5	3003	$3,450	$1.15	12d	1	1.37mi

HOA detail

• Monthly dues: $128 · $1,536/yr

Listing history 11 events

1. 2026-05-18
   listed $750,000 Active 1554-char remark
2. 2026-05-13
   historical $750,000 1554-char remark
3. 2022-10-06
   soldstatus Closed 277-char remark

   Show marketing remark (277 chars)

   Such a bright and open 2 Story plan. Brand new home that has a completely maintenance free deck and backs to trees on the north side of The National. This one is not far from being completed and should allow a new owner to be settled in by the time the next school year starts.

4. 2022-10-06
   soldstatus

   Show marketing remark (277 chars)

   Such a bright and open 2 Story plan. Brand new home that has a completely maintenance free deck and backs to trees on the north side of The National. This one is not far from being completed and should allow a new owner to be settled in by the time the next school year starts.

5. 2022-08-09
   status Pending 277-char remark

   Show marketing remark (277 chars)

   Such a bright and open 2 Story plan. Brand new home that has a completely maintenance free deck and backs to trees on the north side of The National. This one is not far from being completed and should allow a new owner to be settled in by the time the next school year starts.

6. 2022-05-03
   listed $650,000 Active 277-char remark

   Show marketing remark (277 chars)

   Such a bright and open 2 Story plan. Brand new home that has a completely maintenance free deck and backs to trees on the north side of The National. This one is not far from being completed and should allow a new owner to be settled in by the time the next school year starts.

7. 2021-08-17
   soldstatus
8. 2021-07-23
   soldstatus Closed
9. 2021-07-23
   soldstatus
10. 2021-03-31
    status Pending
11. 2021-02-22
    listed $55,000 Active

ⓘ 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: $10,550 · $879/mo
• Projected year-2 tax: $10,550 · $879/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: $33,001
• − Mortgage interest: −$42,012
• − Property taxes: −$10,550
• − Insurance: −$3,750
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − HOA: −$1,536
• − Depreciation: −$21,818
• Taxable loss: −$51,945
• Est. tax savings @ 24.0%: +$12,467
• After-tax cash flow: $-24,495/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

+1263.6% since first listed

13 events — show timeline

• 2026-05-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-20 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-05-18 Listed $750,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $750,000 Heartland MLS as Distributed by MLS Grid
• 2022-10-06 Sold (Public Records) — Public Records
• 2022-10-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-08-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-05-03 Listed $650,000 Heartland MLS as Distributed by MLS Grid
• 2021-08-17 Sold (Public Records) — Public Records
• 2021-07-23 Sold (Public Records) — Public Records
• 2021-07-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-03-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-02-22 Listed $55,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+18.5%/yr

Latest (2025): $10,550 · +9.4% YoY. Source: county tax records.