7370 Griffey St · Parkville, MO 64152

$307,000

3 bd · 2.5 ba · 1,667 sqft · Townhouse public records · 7 Days on market

Built 2020 1,928 sqft lot Est $317k · at est. $210/mo HOA · 10% 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).

• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• Cash flow +6.0/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Welcome to sold out Creekside Village! This beautiful townhouse is like new and full of natural light! Beautiful interior finishes include quartz countertops, stainless appliances, tile on the main floor, soft close drawers & doors, LED lighting, walk-in closets, En-Suite master bath + laundry connects to master closet. 2 car garage, 3 bedrooms and 2 1/2 baths. HOA Includes a brand new pool, Lawn Care, Building Maintenance & Snow Removal. Being an end unit adds additional square footage compared to an interior unit. Easy access to I-435 and great restaurants in town. Many new shops and restaurants are opening throughout the larger Creekside development. Park Hill Schools.

Key facts

• Exterior maintenance
• Swimming pool
• Lawn care

Tags

• BEDROOM-LEVEL LAUNDRY
• COZY OUTDOOR SPACE
• SWIMMING POOL
• WALKING TRAILS
• EXTERIOR MAINTENANCE
• LAWN CARE

Property features AI

Finance

• Other: Living area approximately 1,559 (builder reported); Lot about 1,928 square feet (public records)
• HOA & community: HOA with monthly fee; Monthly association fee covers lawn service, building exterior maintenance, insurance, roof repair/replace, snow removal and trash; Community amenities include clubhouse, pool and trails

Exterior

• Parking: Attached front-facing 2-car garage
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; Residential property; 2-story floor plan; Not in a flood plain
• Construction: Stucco and vinyl siding exterior; Composition roof; Slab foundation; Built by PC Homes LLC (6-10 years old); Builder provided 1-year warranty
• Exterior features: Deck; In-ground sprinkler system; Paved road access; Public maintenance for road

Interior

• Kitchen: Quartz counters; Kitchen island; Pantry; Gas range; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: 3 bedrooms (all on the upper level); All bedrooms with ceiling fans
• Flooring: Luxury vinyl; Tile; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom with double vanity, quartz counters, ceramic tile and shower; Second full bath with quartz counters, ceramic tile and shower-over-tub
• Heating & cooling: Forced air heating; Electric central cooling
• Interior features: Kitchen island; Pantry; Walk-in closets; Breakfast area; Family room on main level
• Laundry & utility: Laundry located on the upper/bedroom level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $307k.

Deal economics

• At list price, monthly cash flow is $-585 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (30.1% below list).
• Recommended offer: $204k (33.7% below list) — sets the bar for cash-flow.
• 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.
• Zoned schools: Hawthorn Elem. (math 61% / reading 63%, grade B, #98 of 1,115 statewide, top 10%, 452 students, 19% 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 25% 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $203,637 (33.7% 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: 0.70% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.17%
• DSCR: 0.64
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $316,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7364 Aaron St Unit 26 D	0.06mi	3/2.5	1,667 (0%)	1mo	$300,000	$180	96
7397 Grand Slam St	0.07mi	3/2.5	1,667 (0%)	0mo	$309,000	$185	96
7389 Grand Slam St Unit 31 B	0.05mi	3/2.5	1,631 (-2%)	4mo	$300,000	$184	91
7301 Aaron St	0.13mi	3/2.5	1,631 (-2%)	1mo	$309,000	$189	90
7321 Aaron St Unit 23D	0.10mi	3/2.5	1,667 (0%)	8mo	$304,000	$182	89
7353 Grand Slam Unit #33a St	0.09mi	3/2.5	1,667 (0%)	11mo	$305,000	$183	86
7416 Grand Slam St Unit 43D	0.07mi	3/2.5	1,559 (-6%)	4mo	$307,000	$197	83
7422 Grand Slam St	0.09mi	3/2.5	1,559 (-6%)	3mo	$319,000	$205	82
7297 Aaron St	0.13mi	3/2.5	1,631 (-2%)	10mo	$309,950	$190	82
7332 Aaron St Unit 24 D	0.16mi	3/2.5	1,559 (-6%)	2mo	$305,000	$196	80
7374 Grand Slam St	0.12mi	3/2.5	1,559 (-6%)	7mo	$310,000	$199	78
7388 Grand Slam St	0.10mi	3/2.5	1,519 (-9%)	7mo	$305,000	$201	75

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: 19.7%
• Equity multiple: 2.62×
• Total profit: $139,121
• Equity at exit: $276,570

10-year hold

• IRR: 19.0%
• Equity multiple: 6.36×
• Total profit: $460,858
• Equity at exit: $596,433

Cash invested: $85,960 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,147 medium
• Mortgage (P&I): −$1,610
• Tax from tax record: −$333 /mo · $3,998/yr
• Insurance: −$128
• HOA: −$210
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-585

Break-even live

Break-even rent $2,887

Max offer price $203,637

Occupancy floor —

Sensitivity live

Price	-10% $-411	-5% $-498	+0% $-585	+5% $-672	+10% $-759
Rent	-10% $-755	-5% $-670	+0% $-585	+5% $-500	+10% $-416
Rate	-1.0pp $-431	-0.5pp $-507	base $-585	+0.5pp $-665	+1.0pp $-746

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: $76,750
• Closing costs: $9,210
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15310 Trailside Dr Parkville, MO	1.0–3.0	1.0–2.5	1137	$2,639	$2.32	3d	21	0.87mi

HOA detail

• Monthly dues: $210 · $2,520/yr
• Likely covers: landscapingsnow removalpool

Listing history 6 events

1. 2026-06-21
   days on market $307,000 Active 7 DOM
2. 2026-06-18
   days on market $307,000 Active 4 DOM
3. 2026-06-17
   days on market $307,000 Active 3 DOM
4. 2026-06-16
   days on market $307,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $307,000 Active 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: $3,998 · $333/mo
• Projected year-2 tax: $3,998 · $333/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,760
• − Mortgage interest: −$17,197
• − Property taxes: −$3,998
• − Insurance: −$1,535
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − HOA: −$2,520
• − Depreciation: −$8,931
• Taxable loss: −$12,542
• Est. tax savings @ 24.0%: +$3,010
• After-tax cash flow: $-4,011/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

+7.7% since first listed

4 events — show timeline

• 2026-06-14 Listed $307,000 Heartland MLS as Distributed by MLS Grid
• 2023-07-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-06-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-06-14 Listed $285,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $3,998 · +8.6% YoY. Source: county tax records.