8406 NW 62nd Ter · Parkville, MO 64152

$345,000

4 bd · 2.0 ba · 1,720 sqft · SingleFamily public records · 10 Days on market

Built 1980 0.32 ac lot $201/sqft · at area comps Est $334k · 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 +7.6/30.0
• ARV discount +6.1/15.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Private 1.5 story located in Park Hill South School district. True 4 bedrooms walk out to park like setting. Maintenance free exterior, Professionally Landscaped with french draining exterior. Location Location Location! Close to Zona Rosa, I-29, 15 minutes to downtown or airport.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1980

Property features AI

Exterior

• Parking: Attached garage facing side; 2-car garage
• Utilities: Public water; Public sewer; Metro Free telecom
• Home design: Single-family residence; 1.5-story plan; Residential property
• Construction: Vinyl siding; Composition roof; Concrete basement (has basement)
• Exterior features: City lot on a cul-de-sac; Level lot; Balcony/loft; Eat-in kitchen

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator; Water purifier
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Attic fan and electric cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry located on bedroom level and in basement; Water softener; Humidifier

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (31.4% below list).
• Recommended offer: $237k (31.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $37k of equity ($2k loan paydown + $34k 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 ~$59k 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.
• 3 sale attempts since 14y 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 $236,823 (31.4% 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. 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: 0.69% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.11%
• DSCR: 0.77
• GRM: 12.1

CMA / ARV

• ARV (median comp): $334,438
• List price: $345,000
• Delta: 3.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6215 NW Pine Ridge Rd	0.06mi	4/2.5	1,859 (+8%)	4mo	$375,000	$202	79
8012 NW Cadwallader Rd	0.62mi	3/2.0 (-1)	1,641 (-5%)	3mo	$269,000	$164	56
6448 NW Cross Rd	0.40mi	3/3.0 (-1)	1,905 (+11%)	6mo	$450,000	$236	50
6719 NW Willowick Ln	0.64mi	3/2.0 (-1)	1,740 (+1%)	17mo	$189,900	$109	49
6709 NW Willowick Ln	0.59mi	3/2.0 (-1)	1,838 (+7%)	13mo	$240,000	$131	46
6716 NW Lawson Ln	0.46mi	3/2.5 (-1)	1,974 (+15%)	3mo	$315,000	$160	45
6425 NW Rock Garden Rd	0.38mi	3/3.0 (-1)	1,886 (+10%)	17mo	$325,000	$172	43
6511 NW Rock Garden Rd	0.40mi	3/2.0 (-1)	1,506 (-12%)	19mo	$225,000	$149	40
7999 NW Cadwallader Rd	0.68mi	3/2.0 (-1)	1,596 (-7%)	16mo	$290,000	$182	38
6511 Valley View Dr	0.65mi	3/2.5 (-1)	1,911 (+11%)	8mo	$309,900	$162	38
8419 NW 68th St	0.65mi	3/2.5 (-1)	1,543 (-10%)	12mo	$308,000	$200	35
6715 NW Eastside Dr	0.65mi	3/2.5 (-1)	1,900 (+10%)	21mo	$285,000	$150	28

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: 21.8%
• Equity multiple: 2.78×
• Total profit: $171,671
• Equity at exit: $310,803

10-year hold

• IRR: 20.5%
• Equity multiple: 6.69×
• Total profit: $549,918
• Equity at exit: $670,259

Cash invested: $96,600 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,368 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$329 /mo · $3,950/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-411

Break-even live

Break-even rent $2,889

Max offer price $272,359

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-314	+0% $-411	+5% $-509	+10% $-607
Rent	-10% $-598	-5% $-505	+0% $-411	+5% $-318	+10% $-224
Rate	-1.0pp $-237	-0.5pp $-323	base $-411	+0.5pp $-501	+1.0pp $-592

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8418 NW 68th St Kansas City, MO	3.0	1.5	1714	$2,141	$1.25	12d	1	0.67mi
6301 N Klamm Rd Kansas City, MO	1.0–3.0	1.0–2.0	1017	$2,251	$2.21	4d	27	1.18mi
6725 NW Hilldale Dr Kansas City, MO	3.0	2.0	1629	$2,300	$1.41	19d	1	1.42mi

Listing history 6 events

1. 2026-05-17
   status Pending 812-char remark
2. 2026-05-13
   listed $345,000 Active 812-char remark
3. 2026-04-22
   historical $345,000 812-char remark
4. 2013-06-03
   soldstatus
5. 2013-05-30
   soldstatus 282-char remark

   Show marketing remark (282 chars)

   Private 1.5 story located in Park Hill South School district. True 4 bedrooms walk out to park like setting. Maintenance free exterior, Professionally Landscaped with french draining exterior. Location Location Location! Close to Zona Rosa, I-29, 15 minutes to downtown or airport.

6. 2012-10-25
   listed $165,000 282-char remark

   Show marketing remark (282 chars)

   Private 1.5 story located in Park Hill South School district. True 4 bedrooms walk out to park like setting. Maintenance free exterior, Professionally Landscaped with french draining exterior. Location Location Location! Close to Zona Rosa, I-29, 15 minutes to downtown or airport.

ⓘ 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: $3,950 · $329/mo
• Projected year-2 tax: $3,950 · $329/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 ≥106°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: $28,419
• − Mortgage interest: −$19,325
• − Property taxes: −$3,950
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − Depreciation: −$10,036
• Taxable loss: −$11,165
• Est. tax savings @ 24.0%: +$2,680
• After-tax cash flow: $-2,255/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

+109.1% since first listed

8 events — show timeline

• 2026-05-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Listed $345,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $345,000 Heartland MLS as Distributed by MLS Grid
• 2013-06-03 Sold (Public Records) — Public Records
• 2013-05-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-10-25 Listed $165,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $3,950 · +4.3% YoY. Source: county tax records.