7389 Griffey St · Parkville, MO 64152

$314,900

3 bd · 3.0 ba · 2,207 sqft · Other public records · 1 Days on market

Built 2020 1,742 sqft lot $143/sqft · at area comps Est $305k · 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 +6.1/15.0
• Cash flow +5.4/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Enjoy the perfect balance of space, convenience, and low-maintenance living in this highly desirable Parkville community within the award-winning Park Hill School District. This maintenance-provided townhome offers many of the lifestyle benefits of single-family living while allowing you to spend less time on exterior upkeep and more time enjoying your home and surroundings. Inside, the open-concept floorplan features beautiful interior finishes, a tiled main floor, stainless steel appliances, walk-in pantry, and generous storage throughout. The home offers 3 bedrooms, 2 full baths, and 2 half baths, along with a fully finished walkout basement that provides flexible space for relaxing, entertaining, or working from home. An oversized one-car garage adds additional storage and functionality. The location is hard to beat. Enjoy a Parkville address with no Kansas City 1% earnings tax while being just 5 minutes from charming Downtown Parkville, 2 minutes from the new Creekside Village shopping and entertainment district, and only 15 minutes from both KCI Airport and The Legends shopping, dining, and entertainment area. HOA services include exterior maintenance, lawn care, and snow removal—making this a great opportunity for buyers seeking a low-maintenance lifestyle in one of the Northland’s most convenient locations.

Key facts

• $210 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $315k.

Deal economics

• At list price, monthly cash flow is $-681 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (38.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (30.8% below list).
• Recommended offer: $195k (38.2% below list) — sets the bar for cash-flow.
• Cap rate 3.7% 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 $34k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $194,522 (38.2% 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: 0.69% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.27%
• DSCR: 0.59
• GRM: 12.1

CMA / ARV

• ARV (median comp): $305,213
• List price: $314,900
• Delta: 3.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.9%
• Equity multiple: 2.56×
• Total profit: $137,461
• Equity at exit: $283,687

10-year hold

• IRR: 18.4%
• Equity multiple: 6.23×
• Total profit: $461,185
• Equity at exit: $611,781

Cash invested: $88,172 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,178 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$409 /mo · $4,910/yr
• Insurance: −$131
• HOA: −$210
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-681

Break-even live

Break-even rent $3,040

Max offer price $194,522

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: $78,725
• Closing costs: $9,447
• 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	1d	21	0.84mi

HOA detail

• Monthly dues: $210 · $2,520/yr
• Likely covers: landscapingsnow removalexterior maint.

Listing history 7 events

1. 2026-05-18
   status Pending 1348-char remark

   Show marketing remark (1348 chars)

   Enjoy the perfect balance of space, convenience, and low-maintenance living in this highly desirable Parkville community within the award-winning Park Hill School District. This maintenance-provided townhome offers many of the lifestyle benefits of single-family living while allowing you to spend less time on exterior upkeep and more time enjoying your home and surroundings. Inside, the open-concept floorplan features beautiful interior finishes, a tiled main floor, stainless steel appliances, walk-in pantry, and generous storage throughout. The home offers 3 bedrooms, 2 full baths, and 2 half baths, along with a fully finished walkout basement that provides flexible space for relaxing, entertaining, or working from home. An oversized one-car garage adds additional storage and functionality. The location is hard to beat. Enjoy a Parkville address with no Kansas City 1% earnings tax while being just 5 minutes from charming Downtown Parkville, 2 minutes from the new Creekside Village shopping and entertainment district, and only 15 minutes from both KCI Airport and The Legends shopping, dining, and entertainment area. HOA services include exterior maintenance, lawn care, and snow removal—making this a great opportunity for buyers seeking a low-maintenance lifestyle in one of the Northland’s most convenient locations.

2. 2026-03-04
   historical $314,900 1348-char remark

   Show marketing remark (1348 chars)

   Enjoy the perfect balance of space, convenience, and low-maintenance living in this highly desirable Parkville community within the award-winning Park Hill School District. This maintenance-provided townhome offers many of the lifestyle benefits of single-family living while allowing you to spend less time on exterior upkeep and more time enjoying your home and surroundings. Inside, the open-concept floorplan features beautiful interior finishes, a tiled main floor, stainless steel appliances, walk-in pantry, and generous storage throughout. The home offers 3 bedrooms, 2 full baths, and 2 half baths, along with a fully finished walkout basement that provides flexible space for relaxing, entertaining, or working from home. An oversized one-car garage adds additional storage and functionality. The location is hard to beat. Enjoy a Parkville address with no Kansas City 1% earnings tax while being just 5 minutes from charming Downtown Parkville, 2 minutes from the new Creekside Village shopping and entertainment district, and only 15 minutes from both KCI Airport and The Legends shopping, dining, and entertainment area. HOA services include exterior maintenance, lawn care, and snow removal—making this a great opportunity for buyers seeking a low-maintenance lifestyle in one of the Northland’s most convenient locations.

3. 2021-07-07
   soldstatus Closed 932-char remark

   Show marketing remark (932 chars)

   IT'S YOUR LUCKY DAY!!! 1. This is the only unit available in this highly sought after development. 2. This amazing townhome was barely lived in for two months, so it's essentially brand new, but you get the "barely used" discount by paying the interior unit price for an exterior unit. 3. But it's BETTER than new because it now has custom blinds throughout. 4. BUT WAIT, THERE'S MORE!! After a six-month break in period it just had it's warranty work done so cosmetically and mechanically it's better-than-ever!!! Come home to this quickly-growing Parkville community with this GREAT maintenance-provided townhome that includes: 3 Bedrooms, 2 Full and 2 Half Baths, Oversized One-Car Garage for great storage, Open Floorplan, Tiled Main Floor, Beautiful Interior Finishes, Stainless Appliances, Walk-In Pantry and Closets, Fully Finished Walkout Basement. HOA Includes: Exterior Maintenance; Lawn Care; Snow Removal

4. 2021-05-21
   status Pending 932-char remark

   Show marketing remark (932 chars)

   IT'S YOUR LUCKY DAY!!! 1. This is the only unit available in this highly sought after development. 2. This amazing townhome was barely lived in for two months, so it's essentially brand new, but you get the "barely used" discount by paying the interior unit price for an exterior unit. 3. But it's BETTER than new because it now has custom blinds throughout. 4. BUT WAIT, THERE'S MORE!! After a six-month break in period it just had it's warranty work done so cosmetically and mechanically it's better-than-ever!!! Come home to this quickly-growing Parkville community with this GREAT maintenance-provided townhome that includes: 3 Bedrooms, 2 Full and 2 Half Baths, Oversized One-Car Garage for great storage, Open Floorplan, Tiled Main Floor, Beautiful Interior Finishes, Stainless Appliances, Walk-In Pantry and Closets, Fully Finished Walkout Basement. HOA Includes: Exterior Maintenance; Lawn Care; Snow Removal

5. 2021-05-11
   listed $274,900 Active 932-char remark

   Show marketing remark (932 chars)

   IT'S YOUR LUCKY DAY!!! 1. This is the only unit available in this highly sought after development. 2. This amazing townhome was barely lived in for two months, so it's essentially brand new, but you get the "barely used" discount by paying the interior unit price for an exterior unit. 3. But it's BETTER than new because it now has custom blinds throughout. 4. BUT WAIT, THERE'S MORE!! After a six-month break in period it just had it's warranty work done so cosmetically and mechanically it's better-than-ever!!! Come home to this quickly-growing Parkville community with this GREAT maintenance-provided townhome that includes: 3 Bedrooms, 2 Full and 2 Half Baths, Oversized One-Car Garage for great storage, Open Floorplan, Tiled Main Floor, Beautiful Interior Finishes, Stainless Appliances, Walk-In Pantry and Closets, Fully Finished Walkout Basement. HOA Includes: Exterior Maintenance; Lawn Care; Snow Removal

6. 2020-11-05
   soldstatus Closed
7. 2020-09-22
   listed $259,900

ⓘ 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: $4,910 · $409/mo
• Projected year-2 tax: $4,910 · $409/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 · 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: $26,131
• − Mortgage interest: −$17,639
• − Property taxes: −$4,910
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − HOA: −$2,520
• − Depreciation: −$9,161
• Taxable loss: −$13,854
• Est. tax savings @ 24.0%: +$3,325
• After-tax cash flow: $-4,852/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

+21.2% since first listed

7 events — show timeline

• 2026-05-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-04 Coming Soon $314,900 Heartland MLS as Distributed by MLS Grid
• 2021-07-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-05-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-05-11 Listed $274,900 Heartland MLS as Distributed by MLS Grid
• 2020-11-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-09-22 Listed $259,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+76.1%/yr

Latest (2025): $4,910 · +8.7% YoY. Source: county tax records.