15190 N Cherry Ct · Parkville, MO 64152

$675,000

5 bd · 4.0 ba · 3,523 sqft · SingleFamily public records · 56 Days on market

Built 2013 0.36 ac lot $192/sqft · 16% above area Est $736k · 8% under $66/mo HOA · 3% 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).

• ARV discount +11.3/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Cash flow +1.9/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

GORGEOUS 2 story 7 bed 5 bath approximately 4,500 square ft home in THOUSAND OAKS the most sought-after subdivision in the Parkville area! So much to love! From the moment you enter, you’re welcomed by expansive open living spaces filled with natural light, creating a warm and inviting atmosphere. Many features offer formal dining room, living room with fireplace, plantation shutters, wall of windows, new interior paint, bedroom/office on main level includes walk in closet. The kitchen features professionally painted cabinetry, newer stainless appliances, granite countertops, an oversized walk-in pantry, and a thoughtfully designed mini bar with wine/beverage frig. Step out from the kitchen onto a private deck that feels like a peaceful treehouse retreat surrounded by nature. Other features include a 3 car garage, mud room, zoned heating and cooling, whole house water filtration and softener system, high efficiency Noritz tankless water heater. Four bedrooms on the second level, includes a spacious primary suite with a luxurious bath featuring double vanities, whirlpool tub, and a large walk in closet. Bedroom two offers a private en-suite, while bedrooms 3 and 4 share a convenient jack and jill bath. The laundry room is conveniently located just off the primary suite. The walk-out lower level expands your living options with a fully equipped apartment-style space, including a full kitchen with newer appliances, quartz countertops, washer and dryer, two bedrooms, a full bath, and direct patio access. Enjoy the lifestyle that comes with living in Thousand Oaks, featuring community pools, a clubhouse, and year-round events including Fourth of July celebrations, Easter egg hunts, and Cookies with Santa. Conveniently located 15 minutes to The Legends, major highways, and Kansas City International Airport, this home combines space, comfort, and location in one exceptional opportunity.

Key facts

• 0.36 acre lot
• 3 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $675k.

Deal economics

• At list price, monthly cash flow is $-3k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (65.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (62.4% below list).
• Recommended offer: $231k (65.8% below list) — sets the bar for cash-flow.

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; 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 $72k of equity ($5k loan paydown + $68k 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 ~$116k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($655k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $40k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $231,112 (65.8% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 66% concession, seller financing, or rate buy-down credit?
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: 0.38% ✗
• Cap rate: 1.83%
• Cash-on-cash: -15.95%
• DSCR: 0.29
• GRM: 22.2

CMA / ARV

• ARV (median comp): $736,476
• List price: $675,000
• Delta: -8.35%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14630 NW 63rd St	0.33mi	4/3.5 (-1)	3,192 (-9%)	0mo	$565,000	$177	62
6549 N Whitetail Way	0.14mi	4/3.0 (-1)	3,118 (-12%)	4mo	$620,000	$199	62
14630 NW 66th St	0.34mi	4/3.0 (-1)	3,321 (-6%)	12mo	$639,900	$193	56
6285 N Nevada Ave	0.63mi	5/3.5	3,436 (-2%)	13mo	$550,000	$160	53
6245 N Nevada Ave	0.61mi	4/3.5 (-1)	3,470 (-2%)	16mo	$525,000	$151	49
5962 N Oak Creek Ct	0.69mi	5/4.5	3,239 (-8%)	7mo	$630,000	$195	47
14295 NW 63rd St	0.55mi	4/3.5 (-1)	3,710 (+5%)	14mo	$599,900	$162	47
14650 NW 66th Ter	0.39mi	4/3.5 (-1)	3,951 (+12%)	11mo	$644,000	$163	45
14380 NW 65th Pl	0.46mi	4/3.5 (-1)	3,198 (-9%)	14mo	$659,900	$206	45
14695 NW 61st St	0.53mi	4/3.0 (-1)	3,926 (+11%)	10mo	$675,000	$172	39
14300 60th Ct	0.73mi	4/3.5 (-1)	3,230 (-8%)	8mo	$550,000	$170	38
6485 N Nevada Ave	0.57mi	4/3.0 (-1)	3,000 (-15%)	15mo	$500,000	$167	27

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: 13.8%
• Equity multiple: 2.15×
• Total profit: $218,239
• Equity at exit: $608,093

10-year hold

• IRR: 14.4%
• Equity multiple: 5.20×
• Total profit: $793,968
• Equity at exit: $1,311,377

Cash invested: $189,000 (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: 22.2×

Monthly cashflow live

• Estimated rent: $2,538 medium
• Mortgage (P&I): −$3,540
• Tax from tax record: −$631 /mo · $7,567/yr
• Insurance: −$281
• HOA: −$66
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-2,513

Break-even live

Break-even rent $5,718

Max offer price $231,112

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $66 · $792/yr
• Likely covers: waterpool

Listing history 23 events

1. 2026-06-18
   days on market $675,000 Active 56 DOM
2. 2026-06-17
   days on market $675,000 Active 55 DOM
3. 2026-06-16
   days on market $675,000 Active 54 DOM
4. 2026-06-15
   days on market $675,000 Active 53 DOM
5. 2026-06-13
   days on market $675,000 Active 51 DOM
6. 2026-06-13
   days on market $675,000 Active 50 DOM
7. 2026-06-09
   days on market $675,000 Active 47 DOM
8. 2026-06-08
   days on market $675,000 Active 46 DOM
9. 2026-06-07
   pricedays on market $675,000 Active 45 DOM
10. 2026-06-03
    days on market $679,900 Active 41 DOM
11. 2026-06-02
    days on market $679,900 Active 40 DOM
12. 2026-06-01
    days on market $679,900 Active 39 DOM
13. 2026-06-01
    price $679,900 Active 38 DOM
14. 2026-05-31
    days on market $689,900 Active 38 DOM
15. 2026-05-15
    price $689,900 1919-char remark

    Show marketing remark (1919 chars)

    GORGEOUS 2 story 7 bed 5 bath approximately 4,500 square ft home in THOUSAND OAKS the most sought-after subdivision in the Parkville area! So much to love! From the moment you enter, you’re welcomed by expansive open living spaces filled with natural light, creating a warm and inviting atmosphere. Many features offer formal dining room, living room with fireplace, plantation shutters, wall of windows, new interior paint, bedroom/office on main level includes walk in closet. The kitchen features professionally painted cabinetry, newer stainless appliances, granite countertops, an oversized walk-in pantry, and a thoughtfully designed mini bar with wine/beverage frig. Step out from the kitchen onto a private deck that feels like a peaceful treehouse retreat surrounded by nature. Other features include a 3 car garage, mud room, zoned heating and cooling, whole house water filtration and softener system, high efficiency Noritz tankless water heater. Four bedrooms on the second level, includes a spacious primary suite with a luxurious bath featuring double vanities, whirlpool tub, and a large walk in closet. Bedroom two offers a private en-suite, while bedrooms 3 and 4 share a convenient jack and jill bath. The laundry room is conveniently located just off the primary suite. The walk-out lower level expands your living options with a fully equipped apartment-style space, including a full kitchen with newer appliances, quartz countertops, washer and dryer, two bedrooms, a full bath, and direct patio access. Enjoy the lifestyle that comes with living in Thousand Oaks, featuring community pools, a clubhouse, and year-round events including Fourth of July celebrations, Easter egg hunts, and Cookies with Santa. Conveniently located 15 minutes to The Legends, major highways, and Kansas City International Airport, this home combines space, comfort, and location in one exceptional opportunity.

16. 2026-05-05
    price $699,900 1919-char remark

    Show marketing remark (1919 chars)

    GORGEOUS 2 story 7 bed 5 bath approximately 4,500 square ft home in THOUSAND OAKS the most sought-after subdivision in the Parkville area! So much to love! From the moment you enter, you’re welcomed by expansive open living spaces filled with natural light, creating a warm and inviting atmosphere. Many features offer formal dining room, living room with fireplace, plantation shutters, wall of windows, new interior paint, bedroom/office on main level includes walk in closet. The kitchen features professionally painted cabinetry, newer stainless appliances, granite countertops, an oversized walk-in pantry, and a thoughtfully designed mini bar with wine/beverage frig. Step out from the kitchen onto a private deck that feels like a peaceful treehouse retreat surrounded by nature. Other features include a 3 car garage, mud room, zoned heating and cooling, whole house water filtration and softener system, high efficiency Noritz tankless water heater. Four bedrooms on the second level, includes a spacious primary suite with a luxurious bath featuring double vanities, whirlpool tub, and a large walk in closet. Bedroom two offers a private en-suite, while bedrooms 3 and 4 share a convenient jack and jill bath. The laundry room is conveniently located just off the primary suite. The walk-out lower level expands your living options with a fully equipped apartment-style space, including a full kitchen with newer appliances, quartz countertops, washer and dryer, two bedrooms, a full bath, and direct patio access. Enjoy the lifestyle that comes with living in Thousand Oaks, featuring community pools, a clubhouse, and year-round events including Fourth of July celebrations, Easter egg hunts, and Cookies with Santa. Conveniently located 15 minutes to The Legends, major highways, and Kansas City International Airport, this home combines space, comfort, and location in one exceptional opportunity.

17. 2026-04-24
    listed $715,000 Active 1919-char remark

    Show marketing remark (1919 chars)

    GORGEOUS 2 story 7 bed 5 bath approximately 4,500 square ft home in THOUSAND OAKS the most sought-after subdivision in the Parkville area! So much to love! From the moment you enter, you’re welcomed by expansive open living spaces filled with natural light, creating a warm and inviting atmosphere. Many features offer formal dining room, living room with fireplace, plantation shutters, wall of windows, new interior paint, bedroom/office on main level includes walk in closet. The kitchen features professionally painted cabinetry, newer stainless appliances, granite countertops, an oversized walk-in pantry, and a thoughtfully designed mini bar with wine/beverage frig. Step out from the kitchen onto a private deck that feels like a peaceful treehouse retreat surrounded by nature. Other features include a 3 car garage, mud room, zoned heating and cooling, whole house water filtration and softener system, high efficiency Noritz tankless water heater. Four bedrooms on the second level, includes a spacious primary suite with a luxurious bath featuring double vanities, whirlpool tub, and a large walk in closet. Bedroom two offers a private en-suite, while bedrooms 3 and 4 share a convenient jack and jill bath. The laundry room is conveniently located just off the primary suite. The walk-out lower level expands your living options with a fully equipped apartment-style space, including a full kitchen with newer appliances, quartz countertops, washer and dryer, two bedrooms, a full bath, and direct patio access. Enjoy the lifestyle that comes with living in Thousand Oaks, featuring community pools, a clubhouse, and year-round events including Fourth of July celebrations, Easter egg hunts, and Cookies with Santa. Conveniently located 15 minutes to The Legends, major highways, and Kansas City International Airport, this home combines space, comfort, and location in one exceptional opportunity.

18. 2026-04-13
    historical $715,000 1919-char remark

    Show marketing remark (1919 chars)

    GORGEOUS 2 story 7 bed 5 bath approximately 4,500 square ft home in THOUSAND OAKS the most sought-after subdivision in the Parkville area! So much to love! From the moment you enter, you’re welcomed by expansive open living spaces filled with natural light, creating a warm and inviting atmosphere. Many features offer formal dining room, living room with fireplace, plantation shutters, wall of windows, new interior paint, bedroom/office on main level includes walk in closet. The kitchen features professionally painted cabinetry, newer stainless appliances, granite countertops, an oversized walk-in pantry, and a thoughtfully designed mini bar with wine/beverage frig. Step out from the kitchen onto a private deck that feels like a peaceful treehouse retreat surrounded by nature. Other features include a 3 car garage, mud room, zoned heating and cooling, whole house water filtration and softener system, high efficiency Noritz tankless water heater. Four bedrooms on the second level, includes a spacious primary suite with a luxurious bath featuring double vanities, whirlpool tub, and a large walk in closet. Bedroom two offers a private en-suite, while bedrooms 3 and 4 share a convenient jack and jill bath. The laundry room is conveniently located just off the primary suite. The walk-out lower level expands your living options with a fully equipped apartment-style space, including a full kitchen with newer appliances, quartz countertops, washer and dryer, two bedrooms, a full bath, and direct patio access. Enjoy the lifestyle that comes with living in Thousand Oaks, featuring community pools, a clubhouse, and year-round events including Fourth of July celebrations, Easter egg hunts, and Cookies with Santa. Conveniently located 15 minutes to The Legends, major highways, and Kansas City International Airport, this home combines space, comfort, and location in one exceptional opportunity.

19. 2019-09-14
    historical 825-char remark

    Show marketing remark (825 chars)

    GORGEOUS 2 story 5 bed 4 bath home in THOUSAND OAKS the most sought after subdivision in Parkville! So much to love! Great room w/ fireplace, loads of windows overlooking private treed backyard. Large kitchen incl granite counters, custom cabinets, LARGE pantry, mini bar with wine/beverage frig. Laundry on 2nd floor off master bedroom. 5th bedroom or office on main level behind kit incl/large walk in closet. Full bath across from 5th bed. Large master incl AMAZING master bath with double vanities, whirlpool tub, and HUGH walk in closet!2nd bed incl/full bath. 3 car garage, covered deck. Full walk out basement is stubbed for full bath. Thousand Oaks is a wonderful family community with 4th of July parties, Easter egg hunts, cookies w/ Santa, and so much more! 2 swimming pools, and clubhouse. Minutes to the Legends

20. 2019-09-07
    listed $419,900 Active 825-char remark

    Show marketing remark (825 chars)

    GORGEOUS 2 story 5 bed 4 bath home in THOUSAND OAKS the most sought after subdivision in Parkville! So much to love! Great room w/ fireplace, loads of windows overlooking private treed backyard. Large kitchen incl granite counters, custom cabinets, LARGE pantry, mini bar with wine/beverage frig. Laundry on 2nd floor off master bedroom. 5th bedroom or office on main level behind kit incl/large walk in closet. Full bath across from 5th bed. Large master incl AMAZING master bath with double vanities, whirlpool tub, and HUGH walk in closet!2nd bed incl/full bath. 3 car garage, covered deck. Full walk out basement is stubbed for full bath. Thousand Oaks is a wonderful family community with 4th of July parties, Easter egg hunts, cookies w/ Santa, and so much more! 2 swimming pools, and clubhouse. Minutes to the Legends

21. 2013-09-03
    soldstatus
22. 2013-05-08
    listed $389,900
23. 2012-05-09
    soldstatus

ⓘ 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: $7,567 · $631/mo
• Projected year-2 tax: $7,567 · $631/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,454
• − Mortgage interest: −$37,810
• − Property taxes: −$7,567
• − Insurance: −$3,375
• − Repairs & maintenance: −$2,436
• − Management: −$2,436
• − HOA: −$792
• − Depreciation: −$19,636
• Taxable loss: −$43,600
• Est. tax savings @ 24.0%: +$10,464
• After-tax cash flow: $-19,689/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

+76.9% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $689,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $699,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Listed $715,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $715,000 Heartland MLS as Distributed by MLS Grid
• 2019-09-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-09-07 Listed $419,900 Heartland MLS as Distributed by MLS Grid
• 2013-09-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-05-08 Listed $389,900 Heartland MLS as Distributed by MLS Grid
• 2012-05-09 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $7,567 · +9.4% YoY. Source: county tax records.