5506 NW Verlin Dr · Parkville, MO 64152

$334,900

5 bd · 3.5 ba · 3,223 sqft · SingleFamily public records · 112 Days on market

Built 1977 10,018 sqft lot $104/sqft · 30% below area Est $395k · 15% under $55/mo HOA · 2% of rent

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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).

• ARV discount +14.3/15.0
• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

You cannot get this much house in Park Hill South for this price! BEST VALUE IN PARK HILL SOUTH! Rare 5 TRUE bedroom home with TWO master suites in Walnut Creek. Offering 2,673 finished square feet, updated mechanicals, brand-new flooring, and a flexible layout perfect for today’s households. Large finished lower level, wooded backyard views, neighborhood amenities, and award-winning Park Hill schools — all at an exceptional price point for Parkville. Hard-to-find space, top-rated schools, and incredible value in Parkville—this one stands out!

Key facts

• Gas fireplaces
• Wet bar
• Mini fridge

Tags

• UPDATED KITCHEN
• GAS FIREPLACES
• FINISHED LOWER LEVEL
• WET BAR
• MINI FRIDGE
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-298 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (23.5% below list).
• Recommended offer: $256k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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); 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 26% 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 $36k of equity ($2k loan paydown + $33k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $40k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $256,083 (23.5% 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. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $394,977
• List price: $334,900
• Delta: -15.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5510 NW Verlin Dr	0.03mi	4/2.5 (-1)	3,027 (-6%)	19mo	$410,000	$135	63
10600 Genesis Dr	0.66mi	4/3.5 (-1)	3,251 (+1%)	4mo	$779,950	$240	59
5604 NW Verlin Dr	0.20mi	6/4.0 (+1)	2,874 (-11%)	10mo	$349,700	$122	57
10431 River Hills Pl	0.37mi	4/3.5 (-1)	3,035 (-6%)	20mo	$795,000	$262	52
10755 Genesis Dr	0.63mi	4/3.0 (-1)	2,991 (-7%)	1mo	$715,950	$239	51
10500 Chateau Ln	0.67mi	4/3.0 (-1)	3,075 (-5%)	7mo	$950,000	$309	48
5866 S National Dr	0.74mi	4/3.0 (-1)	3,263 (+1%)	12mo	$643,950	$197	46
5874 S National Dr	0.75mi	4/3.0 (-1)	2,936 (-9%)	0mo	$530,000	$181	43
10600 Chateau Ln	0.67mi	4/3.5 (-1)	2,850 (-12%)	9mo	$950,000	$333	37

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: 22.8%
• Equity multiple: 2.86×
• Total profit: $174,241
• Equity at exit: $301,704

10-year hold

• IRR: 21.4%
• Equity multiple: 6.91×
• Total profit: $553,910
• Equity at exit: $650,637

Cash invested: $93,772 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,561 medium
• Mortgage (P&I): −$1,756
• Tax from tax record: −$371 /mo · $4,447/yr
• Insurance: −$140
• HOA: −$55
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-298

Break-even live

Break-even rent $2,938

Max offer price $282,196

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-204	+0% $-298	+5% $-393	+10% $-488
Rent	-10% $-501	-5% $-399	+0% $-298	+5% $-197	+10% $-96
Rate	-1.0pp $-130	-0.5pp $-213	base $-298	+0.5pp $-385	+1.0pp $-473

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6527 NW Fairway Dr Kansas City, MO	5.0	3.0	2274	$2,400	$1.06	45d	1	1.45mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 32 events

1. 2026-06-22
   status $334,900 Pending 112 DOM
2. 2026-06-21
   days on market $334,900 Active 112 DOM
3. 2026-06-18
   days on market $334,900 Active 109 DOM
4. 2026-06-17
   days on market $334,900 Active 108 DOM
5. 2026-06-16
   days on market $334,900 Active 107 DOM
6. 2026-06-15
   days on market $334,900 Active 106 DOM
7. 2026-06-13
   days on market $334,900 Active 104 DOM
8. 2026-06-13
   days on market $334,900 Active 103 DOM
9. 2026-06-09
   days on market $334,900 Active 100 DOM
10. 2026-06-08
    days on market $334,900 Active 99 DOM
11. 2026-06-07
    remarks 687-char remark
12. 2026-06-07
    days on market $334,900 Active 98 DOM
13. 2026-06-03
    days on market $334,900 Active 94 DOM
14. 2026-06-02
    days on market $334,900 Active 93 DOM
15. 2026-06-01
    days on market $334,900 Active 92 DOM
16. 2026-05-31
    days on market $334,900 Active 91 DOM
17. 2026-05-18
    price $334,900 570-char remark

    Show marketing remark (570 chars)

    You cannot get this much house in Park Hill South for this price! BEST VALUE IN PARK HILL SOUTH! Rare 5 TRUE bedroom home with TWO master suites in Walnut Creek. Offering 2,673 finished square feet, updated mechanicals, brand-new flooring, and a flexible layout perfect for today’s households. Large finished lower level, wooded backyard views, neighborhood amenities, and award-winning Park Hill schools — all at an exceptional price point for Parkville. Hard-to-find space, top-rated schools, and incredible value in Parkville—this one stands out!

18. 2026-04-14
    status Active 570-char remark

    Show marketing remark (570 chars)

    You cannot get this much house in Park Hill South for this price! BEST VALUE IN PARK HILL SOUTH! Rare 5 TRUE bedroom home with TWO master suites in Walnut Creek. Offering 2,673 finished square feet, updated mechanicals, brand-new flooring, and a flexible layout perfect for today’s households. Large finished lower level, wooded backyard views, neighborhood amenities, and award-winning Park Hill schools — all at an exceptional price point for Parkville. Hard-to-find space, top-rated schools, and incredible value in Parkville—this one stands out!

19. 2026-04-06
    status Pending 570-char remark

    Show marketing remark (570 chars)

    You cannot get this much house in Park Hill South for this price! BEST VALUE IN PARK HILL SOUTH! Rare 5 TRUE bedroom home with TWO master suites in Walnut Creek. Offering 2,673 finished square feet, updated mechanicals, brand-new flooring, and a flexible layout perfect for today’s households. Large finished lower level, wooded backyard views, neighborhood amenities, and award-winning Park Hill schools — all at an exceptional price point for Parkville. Hard-to-find space, top-rated schools, and incredible value in Parkville—this one stands out!

20. 2026-04-01
    price $350,000 570-char remark

    Show marketing remark (570 chars)

    You cannot get this much house in Park Hill South for this price! BEST VALUE IN PARK HILL SOUTH! Rare 5 TRUE bedroom home with TWO master suites in Walnut Creek. Offering 2,673 finished square feet, updated mechanicals, brand-new flooring, and a flexible layout perfect for today’s households. Large finished lower level, wooded backyard views, neighborhood amenities, and award-winning Park Hill schools — all at an exceptional price point for Parkville. Hard-to-find space, top-rated schools, and incredible value in Parkville—this one stands out!

21. 2026-02-20
    listed $375,000 Active 570-char remark

    Show marketing remark (570 chars)

    You cannot get this much house in Park Hill South for this price! BEST VALUE IN PARK HILL SOUTH! Rare 5 TRUE bedroom home with TWO master suites in Walnut Creek. Offering 2,673 finished square feet, updated mechanicals, brand-new flooring, and a flexible layout perfect for today’s households. Large finished lower level, wooded backyard views, neighborhood amenities, and award-winning Park Hill schools — all at an exceptional price point for Parkville. Hard-to-find space, top-rated schools, and incredible value in Parkville—this one stands out!

22. 2017-05-17
    soldstatus
23. 2017-05-16
    soldstatus Sold 699-char remark

    Show marketing remark (699 chars)

    INCREDIBLE HOME WITH INCREDIBLE VIEWS! Spacious open floor plan w/ 5 bedrms including 2 Master Suites, with one on the main level. All NEW int. paint and NEW flooring throughout, updated fixtures, newer furnace and NEW roof coming soon! Workshop off garage with built-ins and lots of space for storage. Fully finished LL w/ fireplace, wet bar & walkout to rare lot that backs to nature preserve! Relax & enjoy those views for the large (30x10) deck w/ gazebo & hot tub! This home is a must see. Schedule your showing today! New roof coming soon! NO E-TAX! Convenient Northland location with quick access to KCI Airport and downtown Kansas City. Top rated Park Hill School District.

24. 2017-04-30
    status Pending 699-char remark

    Show marketing remark (699 chars)

    INCREDIBLE HOME WITH INCREDIBLE VIEWS! Spacious open floor plan w/ 5 bedrms including 2 Master Suites, with one on the main level. All NEW int. paint and NEW flooring throughout, updated fixtures, newer furnace and NEW roof coming soon! Workshop off garage with built-ins and lots of space for storage. Fully finished LL w/ fireplace, wet bar & walkout to rare lot that backs to nature preserve! Relax & enjoy those views for the large (30x10) deck w/ gazebo & hot tub! This home is a must see. Schedule your showing today! New roof coming soon! NO E-TAX! Convenient Northland location with quick access to KCI Airport and downtown Kansas City. Top rated Park Hill School District.

25. 2017-04-19
    historical Contingent - Accepting Backup Offers 699-char remark

    Show marketing remark (699 chars)

    INCREDIBLE HOME WITH INCREDIBLE VIEWS! Spacious open floor plan w/ 5 bedrms including 2 Master Suites, with one on the main level. All NEW int. paint and NEW flooring throughout, updated fixtures, newer furnace and NEW roof coming soon! Workshop off garage with built-ins and lots of space for storage. Fully finished LL w/ fireplace, wet bar & walkout to rare lot that backs to nature preserve! Relax & enjoy those views for the large (30x10) deck w/ gazebo & hot tub! This home is a must see. Schedule your showing today! New roof coming soon! NO E-TAX! Convenient Northland location with quick access to KCI Airport and downtown Kansas City. Top rated Park Hill School District.

26. 2017-04-13
    listed $235,000 Active 699-char remark

    Show marketing remark (699 chars)

    INCREDIBLE HOME WITH INCREDIBLE VIEWS! Spacious open floor plan w/ 5 bedrms including 2 Master Suites, with one on the main level. All NEW int. paint and NEW flooring throughout, updated fixtures, newer furnace and NEW roof coming soon! Workshop off garage with built-ins and lots of space for storage. Fully finished LL w/ fireplace, wet bar & walkout to rare lot that backs to nature preserve! Relax & enjoy those views for the large (30x10) deck w/ gazebo & hot tub! This home is a must see. Schedule your showing today! New roof coming soon! NO E-TAX! Convenient Northland location with quick access to KCI Airport and downtown Kansas City. Top rated Park Hill School District.

27. 2008-02-29
    soldstatus
28. 2008-02-28
    soldstatus
29. 2007-10-02
    listed $195,000
30. 2002-11-27
    soldstatus
31. 2002-11-26
    soldstatus
32. 2002-10-01
    listed $169,900

ⓘ 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: $4,447 · $371/mo
• Projected year-2 tax: $4,447 · $371/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: $30,730
• − Mortgage interest: −$18,760
• − Property taxes: −$4,447
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − HOA: −$660
• − Depreciation: −$9,743
• Taxable loss: −$9,471
• Est. tax savings @ 24.0%: +$2,273
• After-tax cash flow: $-1,307/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

+97.1% since first listed

16 events — show timeline

• 2026-05-18 Price Changed $334,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $350,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-20 Listed $375,000 Heartland MLS as Distributed by MLS Grid
• 2017-05-17 Sold (Public Records) — Public Records
• 2017-05-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-04-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-04-19 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-04-13 Listed $235,000 Heartland MLS as Distributed by MLS Grid
• 2008-02-29 Sold (Public Records) — Public Records
• 2008-02-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-10-02 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 2002-11-27 Sold (Public Records) — Public Records
• 2002-11-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-10-01 Listed $169,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $4,447 · +12.1% YoY. Source: county tax records.