5523 NW Seminole Dr · Parkville, MO 64152

$388,000

3 bd · 2.5 ba · 2,300 sqft · SingleFamily public records · 10 Days on market

Built 1978 0.28 ac lot Est $340k · 14% over $50/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +6.1/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• 1% rule +1.0/10.0
• DSCR +0.4/10.0

Listing remarks

Welcome to 5523 NW Seminole Drive, where comfort, functionality, and outdoor living come together in one exceptional home. This spacious 4 bedroom, 4 bathroom residence offers versatile living spaces, abundant storage, and thoughtful updates throughout. The main level features easy access with just two steps into the living area, while the finished walkout basement offers true zero step entry, perfect for a mother-in-law suite, hobby space, home business, recreation room, or ultimate mancave. Outdoor enthusiasts will appreciate the beautifully landscaped raised garden beds filled with amended soil and currently producing peas, beans, beets, peppers, onions, mint, and tomatoes. Relax year ar

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1978

Property features AI

Finance

• Other: Living area reported as 3,700 total; above-grade finished area 2,300 and below-grade finished area 1,400; Age approximately 41–50 years
• HOA & community: HOA with $50 monthly fee covering amenities, trash and other services

Exterior

• Parking: Attached 2-car garage; Basement access to parking
• Utilities: Public water; Public sewer; Electric service; Natural gas available
• Home design: Single-family residence; Two-story with basement; Frame construction; Composition roof
• Construction: Frame construction; Composition roof; Finished below-grade living area (basement)
• Exterior features: Deck; Lot approximately 12,301 square feet; Not in a flood plain

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms (main and upper levels)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 4 full bathrooms (located on main, upper and basement levels)
• Heating & cooling: Electric heating; Natural gas heating; Electric cooling (central cooling present)
• Interior features: Hot tub; Storm windows; Finished walk-out basement; Basement recreation room; Two fireplaces (living room and basement)
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $388k.

Deal economics

• At list price, monthly cash flow is $-727 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (33.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (39.8% below list).
• Recommended offer: $233k (39.8% below list) — sets the bar for 1% rule.
• Cap rate 4.0% 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.
• Market conditions: Rents rising fast (+7.0%/yr); 264 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $41k of equity ($3k loan paydown + $39k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $233,496 (39.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.03%
• DSCR: 0.64
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $340,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10241 NW 57th St	0.34mi	3/2.5	2,352 (+2%)	1mo	$349,000	$148	80
5510 NW Raintree Dr	0.26mi	3/3.0	2,467 (+7%)	2mo	$325,000	$132	72
5527 NW Seminole Dr	0.03mi	3/3.0	1,956 (-15%)	2mo	$289,950	$148	70
5529 NW Raintree Dr	0.12mi	3/2.5	2,136 (-7%)	18mo	$250,000	$117	68
5716 NW Verlin Dr	0.20mi	4/3.0 (+1)	2,239 (-3%)	16mo	$335,000	$150	66
10141 NW 57th St	0.40mi	4/2.5 (+1)	2,343 (+2%)	12mo	$320,000	$137	63
5730 NW Michael's Cv	0.49mi	4/3.0 (+1)	2,323 (+1%)	9mo	$430,000	$185	61
5712 NW Raintree Dr	0.17mi	4/3.0 (+1)	2,534 (+10%)	12mo	$357,000	$141	58
5815 NW Aspen Ln	0.36mi	3/2.0	2,118 (-8%)	14mo	$264,700	$125	56
11005 Walnut Creek Dr	0.32mi	4/3.0 (+1)	2,025 (-12%)	4mo	$360,000	$178	54
5715 NW Michaels Cv	0.45mi	4/3.0 (+1)	2,160 (-6%)	12mo	$425,000	$197	52
5903 NW Harris Dr	0.44mi	4/3.0 (+1)	2,044 (-11%)	17mo	$325,000	$159	40

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: 19.6%
• Equity multiple: 2.61×
• Total profit: $174,834
• Equity at exit: $349,541

10-year hold

• IRR: 18.8%
• Equity multiple: 6.29×
• Total profit: $574,702
• Equity at exit: $753,799

Cash invested: $108,640 (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: 13.8×

Monthly cashflow live

• Estimated rent: $2,335 medium
• Mortgage (P&I): −$2,035
• Tax from tax record: −$325 /mo · $3,902/yr
• Insurance: −$162
• HOA: −$50
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-727

Break-even live

Break-even rent $3,255

Max offer price $259,580

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: $97,000
• Closing costs: $11,640
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5906 NW Harris Dr Kansas City, MO	3.0	3.0	1648	$2,321	$1.41	4d	1	0.47mi
6601 N National Dr Unit 5877 Parkville, MO	3.0	2.5	2150	$2,400	$1.12	23d	1	1.40mi
6601 N National Dr Unit 5856 Parkville, MO	3.0	2.5	2300	$2,400	$1.04	43d	1	1.40mi
6601 N National Dr Unit 5993 Parkville, MO	2.0	2.5	1850	$2,250	$1.22	23d	1	1.40mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 11 events

1. 2026-06-18
   days on market $388,000 Active 10 DOM
2. 2026-06-17
   days on market $388,000 Active 9 DOM
3. 2026-06-16
   days on market $388,000 Active 8 DOM
4. 2026-06-15
   days on market $388,000 Active 7 DOM
5. 2026-06-13
   days on market $388,000 Active 5 DOM
6. 2026-06-13
   days on market $388,000 Active 4 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   statusdays on market $388,000 Active 1 DOM
9. 2026-06-08
   days on market $388,000 Coming Soon 2 DOM
10. 2026-06-07
    remarks 36-char remark
11. 2026-06-07
    listed $388,000 Coming Soon 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: $3,902 · $325/mo
• Projected year-2 tax: $3,902 · $325/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: $28,020
• − Mortgage interest: −$21,734
• − Property taxes: −$3,902
• − Insurance: −$1,940
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − HOA: −$600
• − Depreciation: −$11,287
• Taxable loss: −$15,927
• Est. tax savings @ 24.0%: +$3,823
• After-tax cash flow: $-4,901/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

1 event — show timeline

• 2026-06-07 Coming Soon $388,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $3,902 · +12.1% YoY. Source: county tax records.