10106 NW Mirror Lake Dr · Parkville, MO 64152

$390,000

5 bd · 1.5 ba · 2,076 sqft · SingleFamily public records · 96 Days on market

Built 1975 0.31 ac lot $188/sqft · 40% above area Est $522k · 25% under $38/mo HOA · 1% of rent

---

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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Beautifully updated and spacious home backing near the National Golf Course in a highly sought-after neighborhood within the Park Hill School District! This charming home welcomes you with soaring vaulted ceilings and an open, inviting layout filled with natural light. The main level features a bright kitchen with a cozy eat-in area, along with a formal dining room and a flex room that can easily serve as a main-level bedroom or home office, offering great versatility for today’s lifestyles. Fresh paint and brand-new carpet and tile throughout give the home a clean, move-in-ready feel. Upstairs you’ll find 4 large bedrooms, providing plenty of space for family, guests, or hobbies. The finished lower level expands the living space with a large recreation area, full bathroom, and an additional non-conforming 6th bedroom, perfect for a guest suite, workout room, or private office. Situated in a highly desirable Park Hill location, this home offers the rare opportunity to live in a peaceful setting while still being centrally located with easy access to shopping, dining, and major highways. Homes in this neighborhood don’t come available often, don’t miss your chance to make this one yours!

Key facts

• Bright kitchen
• Updated home
• Flex room

Tags

• UPDATED HOME
• PARK HILL SCHOOL DISTRICT
• BRIGHT KITCHEN
• FLEX ROOM
• FINISHED LOWER LEVEL
• LARGE RECREATION AREA

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-520 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (34.6% below list).
• Recommended offer: $255k (34.6% 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.
• Market conditions: Rents rising fast (+7.0%/yr); 264 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 $42k 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

• It's been on market 96 days — a 9% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $255,048 (34.6% 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 96 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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: 0.65% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.71%
• DSCR: 0.75
• GRM: 12.7

CMA / ARV

• ARV (median comp): $521,739
• List price: $390,000
• Delta: -25.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9905 NW 68th Ter	0.26mi	4/2.0 (-1)	1,947 (-6%)	9mo	$299,000	$154	63
9803 NW Hampton Woods Dr	0.25mi	4/3.0 (-1)	2,085 (+0%)	18mo	$305,000	$146	61
6505 NW Quail Run Dr	0.41mi	4/2.5 (-1)	2,128 (+2%)	13mo	$250,000	$117	56
6935 NW Blair Rd	0.49mi	4/2.0 (-1)	1,842 (-11%)	5mo	$335,000	$182	47
6912 NW Pleasant View Dr	0.45mi	5/3.0	1,952 (-6%)	19mo	$249,900	$128	47
9901 NW 72nd Ter	0.61mi	4/2.5 (-1)	2,106 (+1%)	18mo	$300,000	$142	46
6503 NW Blair Rd	0.35mi	4/2.5 (-1)	1,805 (-13%)	14mo	$300,000	$166	41
6515 NW Quail Run Dr	0.36mi	4/2.5 (-1)	1,892 (-9%)	23mo	$300,000	$159	40
6603 NW Quail Run Dr	0.30mi	4/3.0 (-1)	1,770 (-15%)	21mo	$275,000	$155	33
6507 NW Melody Ln W	0.74mi	4/2.5 (-1)	1,964 (-5%)	24mo	$320,000	$163	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: 21.3%
• Equity multiple: 2.74×
• Total profit: $189,987
• Equity at exit: $351,343

10-year hold

• IRR: 20.1%
• Equity multiple: 6.60×
• Total profit: $611,071
• Equity at exit: $757,684

Cash invested: $109,200 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,550 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$289 /mo · $3,470/yr
• Insurance: −$162
• HOA: −$38
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-520

Break-even live

Break-even rent $3,209

Max offer price $298,142

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: $97,500
• Closing costs: $11,700
• 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	43d	1	0.24mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 20 events

1. 2026-06-18
   days on market $390,000 Active 96 DOM
2. 2026-06-17
   days on market $390,000 Active 95 DOM
3. 2026-06-16
   days on market $390,000 Active 94 DOM
4. 2026-06-15
   days on market $390,000 Active 93 DOM
5. 2026-06-13
   days on market $390,000 Active 91 DOM
6. 2026-06-13
   days on market $390,000 Active 90 DOM
7. 2026-06-09
   days on market $390,000 Active 87 DOM
8. 2026-06-08
   days on market $390,000 Active 86 DOM
9. 2026-06-07
   days on market $390,000 Active 85 DOM
10. 2026-06-03
    days on market $390,000 Active 81 DOM
11. 2026-06-02
    days on market $390,000 Active 80 DOM
12. 2026-06-01
    days on market $390,000 Active 79 DOM
13. 2026-05-31
    days on market $390,000 Active 78 DOM
14. 2026-04-22
    price $390,000 1229-char remark

    Show marketing remark (1229 chars)

    Beautifully updated and spacious home backing near the National Golf Course in a highly sought-after neighborhood within the Park Hill School District! This charming home welcomes you with soaring vaulted ceilings and an open, inviting layout filled with natural light. The main level features a bright kitchen with a cozy eat-in area, along with a formal dining room and a flex room that can easily serve as a main-level bedroom or home office, offering great versatility for today’s lifestyles. Fresh paint and brand-new carpet and tile throughout give the home a clean, move-in-ready feel. Upstairs you’ll find 4 large bedrooms, providing plenty of space for family, guests, or hobbies. The finished lower level expands the living space with a large recreation area, full bathroom, and an additional non-conforming 6th bedroom, perfect for a guest suite, workout room, or private office. Situated in a highly desirable Park Hill location, this home offers the rare opportunity to live in a peaceful setting while still being centrally located with easy access to shopping, dining, and major highways. Homes in this neighborhood don’t come available often, don’t miss your chance to make this one yours!

15. 2026-04-03
    price $400,000 1229-char remark

    Show marketing remark (1229 chars)

    Beautifully updated and spacious home backing near the National Golf Course in a highly sought-after neighborhood within the Park Hill School District! This charming home welcomes you with soaring vaulted ceilings and an open, inviting layout filled with natural light. The main level features a bright kitchen with a cozy eat-in area, along with a formal dining room and a flex room that can easily serve as a main-level bedroom or home office, offering great versatility for today’s lifestyles. Fresh paint and brand-new carpet and tile throughout give the home a clean, move-in-ready feel. Upstairs you’ll find 4 large bedrooms, providing plenty of space for family, guests, or hobbies. The finished lower level expands the living space with a large recreation area, full bathroom, and an additional non-conforming 6th bedroom, perfect for a guest suite, workout room, or private office. Situated in a highly desirable Park Hill location, this home offers the rare opportunity to live in a peaceful setting while still being centrally located with easy access to shopping, dining, and major highways. Homes in this neighborhood don’t come available often, don’t miss your chance to make this one yours!

16. 2026-03-14
    listed $415,000 Active 1229-char remark

    Show marketing remark (1229 chars)

    Beautifully updated and spacious home backing near the National Golf Course in a highly sought-after neighborhood within the Park Hill School District! This charming home welcomes you with soaring vaulted ceilings and an open, inviting layout filled with natural light. The main level features a bright kitchen with a cozy eat-in area, along with a formal dining room and a flex room that can easily serve as a main-level bedroom or home office, offering great versatility for today’s lifestyles. Fresh paint and brand-new carpet and tile throughout give the home a clean, move-in-ready feel. Upstairs you’ll find 4 large bedrooms, providing plenty of space for family, guests, or hobbies. The finished lower level expands the living space with a large recreation area, full bathroom, and an additional non-conforming 6th bedroom, perfect for a guest suite, workout room, or private office. Situated in a highly desirable Park Hill location, this home offers the rare opportunity to live in a peaceful setting while still being centrally located with easy access to shopping, dining, and major highways. Homes in this neighborhood don’t come available often, don’t miss your chance to make this one yours!

17. 2025-05-15
    soldstatus Closed 491-char remark

    Show marketing remark (491 chars)

    One owner for 50 years, this home is a time capsule waiting for you to breathe new life into it! With 4 generously sized bedrooms and 2 baths backing to privacy in unincorporated Platte County (low taxes), this home is a diamond in the rough! Tons of storage in the large walk-in attic and subbasement. Moments from highway access, shopping, the National golf course, in A+ rated Park Hill Schools! This is your opportunity to invest some sweat equity in a great home in a sought-after area!

18. 2025-05-15
    soldstatus

    Show marketing remark (491 chars)

    One owner for 50 years, this home is a time capsule waiting for you to breathe new life into it! With 4 generously sized bedrooms and 2 baths backing to privacy in unincorporated Platte County (low taxes), this home is a diamond in the rough! Tons of storage in the large walk-in attic and subbasement. Moments from highway access, shopping, the National golf course, in A+ rated Park Hill Schools! This is your opportunity to invest some sweat equity in a great home in a sought-after area!

19. 2025-05-09
    status Pending 491-char remark

    Show marketing remark (491 chars)

    One owner for 50 years, this home is a time capsule waiting for you to breathe new life into it! With 4 generously sized bedrooms and 2 baths backing to privacy in unincorporated Platte County (low taxes), this home is a diamond in the rough! Tons of storage in the large walk-in attic and subbasement. Moments from highway access, shopping, the National golf course, in A+ rated Park Hill Schools! This is your opportunity to invest some sweat equity in a great home in a sought-after area!

20. 2025-05-07
    listed $265,000 Active 491-char remark

    Show marketing remark (491 chars)

    One owner for 50 years, this home is a time capsule waiting for you to breathe new life into it! With 4 generously sized bedrooms and 2 baths backing to privacy in unincorporated Platte County (low taxes), this home is a diamond in the rough! Tons of storage in the large walk-in attic and subbasement. Moments from highway access, shopping, the National golf course, in A+ rated Park Hill Schools! This is your opportunity to invest some sweat equity in a great home in a sought-after area!

ⓘ 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: $3,470 · $289/mo
• Projected year-2 tax: $3,783 · $315/mo
• Expected delta: +$313/yr (+$26/mo · 9.0%)

ⓘ 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: $30,606
• − Mortgage interest: −$21,846
• − Property taxes: −$3,470
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − HOA: −$456
• − Depreciation: −$11,345
• Taxable loss: −$13,359
• Est. tax savings @ 24.0%: +$3,206
• After-tax cash flow: $-3,034/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

+47.2% since first listed

7 events — show timeline

• 2026-04-22 Price Changed $390,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $400,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-14 Listed $415,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-15 Sold (Public Records) — Public Records
• 2025-05-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-05-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-05-07 Listed $265,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $3,470 · +4.7% YoY. Source: county tax records.