7610 NW Paradise Ln · Parkville, MO 64152

$415,000

3 bd · 2.5 ba · 1,653 sqft · SingleFamily public records · 82 Days on market

Built 1987 0.50 ac lot $251/sqft · 9% below area Est $456k · 9% 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 +11.6/15.0
• Appreciation +10.0/10.0
• 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 +0.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Just West of downtown Parkville you'll find this one of a kind home. This property is occupied, please do not disturb occupants.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-901 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (38.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (48.4% below list).
• Recommended offer: $214k (48.4% below list) — sets the bar for 1% rule.
• 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.
• 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 $44k of equity ($3k loan paydown + $42k 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 ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($390k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $214,013 (48.4% 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 82 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.52% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.30%
• DSCR: 0.59
• GRM: 16.2

CMA / ARV

• ARV (median comp): $456,331
• List price: $415,000
• Delta: -9.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7807 NW Schott Dr	0.18mi	3/2.0	1,808 (+9%)	3mo	$350,000	$194	71
7585 NW Damon Dr	0.44mi	2/2.0 (-1)	1,636 (-1%)	14mo	$442,000	$270	59
13705 NW 75th St	0.41mi	3/2.0	1,880 (+14%)	8mo	$399,000	$212	50
7495 NW Douglas Ct	0.40mi	3/3.0	1,880 (+14%)	12mo	$510,000	$271	46
14912 NW 72nd St	0.66mi	2/1.5 (-1)	1,780 (+8%)	3mo	$265,000	$149	44
13890 NW 75th St	0.32mi	3/3.0	1,880 (+14%)	23mo	$524,900	$279	41
13755 NW 75th St	0.39mi	3/2.0	1,880 (+14%)	21mo	$435,000	$231	40

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: 18.6%
• Equity multiple: 2.53×
• Total profit: $177,543
• Equity at exit: $373,865

10-year hold

• IRR: 17.9%
• Equity multiple: 6.07×
• Total profit: $589,212
• Equity at exit: $806,254

Cash invested: $116,200 (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: 268
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $2,140 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$242 /mo · $2,907/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-901

Break-even live

Break-even rent $3,280

Max offer price $255,879

Occupancy floor —

Sensitivity live

Price	-10% $-666	-5% $-783	+0% $-901	+5% $-1,018	+10% $-1,136
Rent	-10% $-1,070	-5% $-985	+0% $-901	+5% $-816	+10% $-732
Rate	-1.0pp $-692	-0.5pp $-795	base $-901	+0.5pp $-1,008	+1.0pp $-1,118

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: $103,750
• Closing costs: $12,450
• 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	1.23mi

Listing history 19 events

1. 2026-06-21
   days on market $415,000 Active 82 DOM
2. 2026-06-18
   days on market $415,000 Active 79 DOM
3. 2026-06-17
   days on market $415,000 Active 78 DOM
4. 2026-06-16
   days on market $415,000 Active 77 DOM
5. 2026-06-15
   days on market $415,000 Active 76 DOM
6. 2026-06-13
   days on market $415,000 Active 74 DOM
7. 2026-06-13
   days on market $415,000 Active 73 DOM
8. 2026-06-09
   days on market $415,000 Active 70 DOM
9. 2026-06-08
   days on market $415,000 Active 69 DOM
10. 2026-06-07
    days on market $415,000 Active 68 DOM
11. 2026-06-03
    days on market $415,000 Active 64 DOM
12. 2026-06-02
    days on market $415,000 Active 63 DOM
13. 2026-06-01
    days on market $415,000 Active 62 DOM
14. 2026-05-31
    days on market $415,000 Active 61 DOM
15. 2026-05-09
    status Active 128-char remark

    Show marketing remark (128 chars)

    Just West of downtown Parkville you'll find this one of a kind home. This property is occupied, please do not disturb occupants.

16. 2026-05-07
    status Pending 128-char remark

    Show marketing remark (128 chars)

    Just West of downtown Parkville you'll find this one of a kind home. This property is occupied, please do not disturb occupants.

17. 2026-03-30
    listed $415,000 Active 128-char remark

    Show marketing remark (128 chars)

    Just West of downtown Parkville you'll find this one of a kind home. This property is occupied, please do not disturb occupants.

18. 2013-06-20
    historical
19. 2012-09-24
    listed $160,250

ⓘ 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: $2,907 · $242/mo
• Projected year-2 tax: $4,026 · $335/mo
• Expected delta: +$1,119/yr (+$93/mo · 38.5%)

ⓘ 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 ≥106°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: $25,682
• − Mortgage interest: −$23,246
• − Property taxes: −$2,907
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$12,073
• Taxable loss: −$18,728
• Est. tax savings @ 24.0%: +$4,495
• After-tax cash flow: $-6,314/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

+159.0% since first listed

5 events — show timeline

• 2026-05-09 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Listed $415,000 Heartland MLS as Distributed by MLS Grid
• 2013-06-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2012-09-24 Listed $160,250 Heartland MLS as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2025): $2,907 · +12.0% YoY. Source: county tax records.