10875 Allen Way · Parkville, MO 64152

$1,200,000

8 bd · 8.0 ba · 5,356 sqft · Other public records · 55 Days on market

Built 2006 8,712 sqft lot $224/sqft · 8% above area Est $1455k · 18% under

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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 +15.0/15.0
• 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 +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Some properties are simply houses. And then; there are properties like this. Welcome to an extraordinary opportunity on hole one of the prestigious National Golf Club in Parkville, Missouri- where luxury, lifestyle, and legacy converge in a way that is truly once in a generation. From the moment you step inside, the wide open floor plan and soaring windows draw your eye directly to the panoramic golf course views beyond. The outdoor patio — anchored by a stunning fireplace — creates an atmosphere of effortless elegance, whether you’re hosting guests or savoring a quiet evening alone. Four master suites offer a level of comfort and privacy rarely found under one roof. And a private elevator ensures that every member of your family — at every stage of life — feels right at home. The lower level has been masterfully converted into a fully self-contained one bedroom, one bathroom apartment with beautifully updated finishes. Whether you envision it as a sanctuary for a loved one, a source of rental income, or a private retreat of your own — the possibilities are as expansive as the views. This is one of the few properties in the area permitted for both long and short-term rentals — a rare distinction that transforms this home into not just a residence, but a true investment in your future. No mandatory HOA. Optional golf club membership available for those who wish to embrace the full experience. Opportunities like this are not listed every day. They are discovered by those who know what they’re looking for.

Key facts

• 8,712 sq ft lot
• Built 2006
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 8-bed/8.0-bath other listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $-6k ($-68k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (81.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (78.7% below list).
• Recommended offer: $220k (81.7% below list) — sets the bar for cash-flow.
• Cap rate 0.6% vs local median 1.7% in Parkville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $128k of equity ($8k loan paydown + $120k 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 ~$206k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,556 (81.7% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 82% concession, seller financing, or rate buy-down credit?
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: 0.21% ✗
• Cap rate: 0.60%
• Cash-on-cash: -20.32%
• DSCR: 0.10
• GRM: 39.1

CMA / ARV

• ARV (median comp): $1,455,247
• List price: $1,200,000
• Delta: -17.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 7.03% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.90×
• Total profit: $301,695
• Equity at exit: $1,081,055

10-year hold

• IRR: 12.0%
• Equity multiple: 4.57×
• Total profit: $1,198,447
• Equity at exit: $2,331,336

Cash invested: $336,000 (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: 39.1×

Monthly cashflow live

• Estimated rent: $2,556 medium
• Mortgage (P&I): −$6,293
• Tax from tax record: −$915 /mo · $10,978/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-5,689

Break-even live

Break-even rent $9,757

Max offer price $219,556

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $1,200,000 Active 55 DOM
2. 2026-06-17
   days on market $1,200,000 Active 54 DOM
3. 2026-06-16
   days on market $1,200,000 Active 53 DOM
4. 2026-06-15
   days on market $1,200,000 Active 52 DOM
5. 2026-06-13
   days on market $1,200,000 Active 50 DOM
6. 2026-06-13
   days on market $1,200,000 Active 49 DOM
7. 2026-06-09
   days on market $1,200,000 Active 46 DOM
8. 2026-06-08
   days on market $1,200,000 Active 45 DOM
9. 2026-06-07
   days on market $1,200,000 Active 44 DOM
10. 2026-06-03
    days on market $1,200,000 Active 40 DOM
11. 2026-06-02
    days on market $1,200,000 Active 39 DOM
12. 2026-06-01
    days on market $1,200,000 Active 38 DOM
13. 2026-05-31
    days on market $1,200,000 Active 37 DOM
14. 2026-04-25
    listed $1,200,000 Active 1576-char remark

    Show marketing remark (1576 chars)

    Some properties are simply houses. And then; there are properties like this. Welcome to an extraordinary opportunity on hole one of the prestigious National Golf Club in Parkville, Missouri- where luxury, lifestyle, and legacy converge in a way that is truly once in a generation. From the moment you step inside, the wide open floor plan and soaring windows draw your eye directly to the panoramic golf course views beyond. The outdoor patio — anchored by a stunning fireplace — creates an atmosphere of effortless elegance, whether you’re hosting guests or savoring a quiet evening alone. Four master suites offer a level of comfort and privacy rarely found under one roof. And a private elevator ensures that every member of your family — at every stage of life — feels right at home. The lower level has been masterfully converted into a fully self-contained one bedroom, one bathroom apartment with beautifully updated finishes. Whether you envision it as a sanctuary for a loved one, a source of rental income, or a private retreat of your own — the possibilities are as expansive as the views. This is one of the few properties in the area permitted for both long and short-term rentals — a rare distinction that transforms this home into not just a residence, but a true investment in your future. No mandatory HOA. Optional golf club membership available for those who wish to embrace the full experience. Opportunities like this are not listed every day. They are discovered by those who know what they’re looking for.

15. 2026-04-18
    historical $1,200,000 1576-char remark

    Show marketing remark (1576 chars)

    Some properties are simply houses. And then; there are properties like this. Welcome to an extraordinary opportunity on hole one of the prestigious National Golf Club in Parkville, Missouri- where luxury, lifestyle, and legacy converge in a way that is truly once in a generation. From the moment you step inside, the wide open floor plan and soaring windows draw your eye directly to the panoramic golf course views beyond. The outdoor patio — anchored by a stunning fireplace — creates an atmosphere of effortless elegance, whether you’re hosting guests or savoring a quiet evening alone. Four master suites offer a level of comfort and privacy rarely found under one roof. And a private elevator ensures that every member of your family — at every stage of life — feels right at home. The lower level has been masterfully converted into a fully self-contained one bedroom, one bathroom apartment with beautifully updated finishes. Whether you envision it as a sanctuary for a loved one, a source of rental income, or a private retreat of your own — the possibilities are as expansive as the views. This is one of the few properties in the area permitted for both long and short-term rentals — a rare distinction that transforms this home into not just a residence, but a true investment in your future. No mandatory HOA. Optional golf club membership available for those who wish to embrace the full experience. Opportunities like this are not listed every day. They are discovered by those who know what they’re looking for.

16. 2006-12-21
    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: $10,978 · $915/mo
• Projected year-2 tax: $11,640 · $970/mo
• Expected delta: +$662/yr (+$55/mo · 6.0%)

ⓘ 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: $30,669
• − Mortgage interest: −$67,219
• − Property taxes: −$10,978
• − Insurance: −$6,000
• − Repairs & maintenance: −$2,453
• − Management: −$2,453
• − Depreciation: −$34,909
• Taxable loss: −$93,344
• Est. tax savings @ 24.0%: +$22,403
• After-tax cash flow: $-45,862/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

+0.0% since first listed

3 events — show timeline

• 2026-04-25 Listed $1,200,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-18 Coming Soon $1,200,000 Heartland MLS as Distributed by MLS Grid
• 2006-12-21 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $10,978 · +9.4% YoY. Source: county tax records.