10407 NW Crooked Rd · Parkville, MO 64152

$275,000

3 bd · 2.0 ba · 2,204 sqft · SingleFamily public records · 4 Days on market

Built 1977 0.45 ac lot $125/sqft · 30% below area Est $300k · 8% under

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Why this score? — see what drove the C 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).

• Cash flow +14.3/30.0
• ARV discount +11.2/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

We are back on the market truly no fault of the seller. The septic inspection was good. We will be posting that inspection once we get it. New roof and gutters are being installed. Pre-inspected for disclosure purposes! Owner of the home did not live in the home. Home needs a lot of updating but priced accordingly. Could be a great started home to build equity over time. Vinyl siding, new water heater! Large lot w/ very large back yard that could be made into a dream backyard. Good location near the airport and close to amenities. The seller is calling for highest and best today Saturday May 2nd by 4:00pm. New roof and gutters to be installed prior to closing.

Key facts

• 0.45 acre lot
• 2 garage spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $51 ($614/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (15.1% below list).
• Recommended offer: $234k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Platte County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 7.0% rent growth), your $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 $233,577 (15.1% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $299,503
• List price: $275,000
• Delta: -8.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10241 NW 57th St	0.19mi	3/2.5	2,352 (+7%)	1mo	$349,000	$148	77
10141 NW 57th St	0.20mi	4/2.5 (+1)	2,343 (+6%)	12mo	$320,000	$137	63
10705 NW 58th St	0.19mi	4/2.5 (+1)	1,939 (-12%)	2mo	$279,000	$144	62
5527 NW Seminole Dr	0.38mi	3/3.0	1,956 (-11%)	2mo	$289,950	$148	58
5305 NW Bluff Dr	0.71mi	3/2.5	2,244 (+2%)	5mo	$499,000	$222	58
11005 Walnut Creek Dr	0.44mi	4/3.0 (+1)	2,025 (-8%)	4mo	$360,000	$178	53
10604 NW Verlin Dr	0.19mi	4/3.0 (+1)	1,916 (-13%)	13mo	$315,000	$164	49
5510 NW Seminole Dr	0.50mi	3/3.0	1,936 (-12%)	9mo	$274,000	$142	45
5510 NW Raintree Dr	0.64mi	3/3.0	2,467 (+12%)	2mo	$325,000	$132	45
5712 NW Raintree Dr	0.28mi	4/3.0 (+1)	2,534 (+15%)	12mo	$357,000	$141	43
5715 NW Michaels Cv	0.74mi	4/3.0 (+1)	2,160 (-2%)	12mo	$425,000	$197	43
9274 Lime Stone Rd	0.72mi	4/3.0 (+1)	2,510 (+14%)	9mo	$625,000	$249	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: 26.2%
• Equity multiple: 3.11×
• Total profit: $162,854
• Equity at exit: $247,742

10-year hold

• IRR: 24.1%
• Equity multiple: 7.50×
• Total profit: $500,463
• Equity at exit: $534,265

Cash invested: $77,000 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,336 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$237 /mo · $2,849/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $51

Break-even live

Break-even rent $2,271

Max offer price $275,000

Occupancy floor 93%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5906 NW Harris Dr Kansas City, MO	3.0	3.0	1648	$2,321	$1.41	4d	1	0.55mi
6601 N National Dr Unit 5877 Parkville, MO	3.0	2.5	2150	$2,400	$1.12	24d	1	1.25mi
6601 N National Dr Unit 5856 Parkville, MO	3.0	2.5	2300	$2,400	$1.04	44d	1	1.25mi
6601 N National Dr Unit 5993 Parkville, MO	2.0	2.5	1850	$2,250	$1.22	24d	1	1.25mi

Listing history 11 events

1. 2026-05-03
   status Pending 668-char remark

   Show marketing remark (668 chars)

   We are back on the market truly no fault of the seller. The septic inspection was good. We will be posting that inspection once we get it. New roof and gutters are being installed. Pre-inspected for disclosure purposes! Owner of the home did not live in the home. Home needs a lot of updating but priced accordingly. Could be a great started home to build equity over time. Vinyl siding, new water heater! Large lot w/ very large back yard that could be made into a dream backyard. Good location near the airport and close to amenities. The seller is calling for highest and best today Saturday May 2nd by 4:00pm. New roof and gutters to be installed prior to closing.

2. 2026-05-01
   status Active 668-char remark

   Show marketing remark (668 chars)

   We are back on the market truly no fault of the seller. The septic inspection was good. We will be posting that inspection once we get it. New roof and gutters are being installed. Pre-inspected for disclosure purposes! Owner of the home did not live in the home. Home needs a lot of updating but priced accordingly. Could be a great started home to build equity over time. Vinyl siding, new water heater! Large lot w/ very large back yard that could be made into a dream backyard. Good location near the airport and close to amenities. The seller is calling for highest and best today Saturday May 2nd by 4:00pm. New roof and gutters to be installed prior to closing.

3. 2026-04-24
   status Pending 668-char remark

   Show marketing remark (668 chars)

   We are back on the market truly no fault of the seller. The septic inspection was good. We will be posting that inspection once we get it. New roof and gutters are being installed. Pre-inspected for disclosure purposes! Owner of the home did not live in the home. Home needs a lot of updating but priced accordingly. Could be a great started home to build equity over time. Vinyl siding, new water heater! Large lot w/ very large back yard that could be made into a dream backyard. Good location near the airport and close to amenities. The seller is calling for highest and best today Saturday May 2nd by 4:00pm. New roof and gutters to be installed prior to closing.

4. 2026-04-22
   listed $275,000 Active 668-char remark

   Show marketing remark (668 chars)

   We are back on the market truly no fault of the seller. The septic inspection was good. We will be posting that inspection once we get it. New roof and gutters are being installed. Pre-inspected for disclosure purposes! Owner of the home did not live in the home. Home needs a lot of updating but priced accordingly. Could be a great started home to build equity over time. Vinyl siding, new water heater! Large lot w/ very large back yard that could be made into a dream backyard. Good location near the airport and close to amenities. The seller is calling for highest and best today Saturday May 2nd by 4:00pm. New roof and gutters to be installed prior to closing.

5. 2026-03-13
   historical $275,000 668-char remark

   Show marketing remark (668 chars)

   We are back on the market truly no fault of the seller. The septic inspection was good. We will be posting that inspection once we get it. New roof and gutters are being installed. Pre-inspected for disclosure purposes! Owner of the home did not live in the home. Home needs a lot of updating but priced accordingly. Could be a great started home to build equity over time. Vinyl siding, new water heater! Large lot w/ very large back yard that could be made into a dream backyard. Good location near the airport and close to amenities. The seller is calling for highest and best today Saturday May 2nd by 4:00pm. New roof and gutters to be installed prior to closing.

6. 2010-11-17
   soldstatus
7. 2010-11-16
   soldstatus 199-char remark

   Show marketing remark (199 chars)

   SPACIOUS RANCH HOME FEATURING ALL BEDROOMS ON MAIN LEVEL. KITCHEN W/ PLENTY OF CABINET SPACE, BREAKFAST ROOM WITH WALKOUT TO PATIO AND ARBORS. TREED LOT JUST MINUTES FROM 45 HWY, HWY 9 & I-435.

8. 2010-04-18
   listed $139,900 199-char remark

   Show marketing remark (199 chars)

   SPACIOUS RANCH HOME FEATURING ALL BEDROOMS ON MAIN LEVEL. KITCHEN W/ PLENTY OF CABINET SPACE, BREAKFAST ROOM WITH WALKOUT TO PATIO AND ARBORS. TREED LOT JUST MINUTES FROM 45 HWY, HWY 9 & I-435.

9. 2003-03-03
   soldstatus
10. 2003-02-28
    soldstatus
11. 2003-01-21
    listed $159,900

ⓘ 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: $2,849 · $237/mo
• Projected year-2 tax: $2,849 · $237/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,029
• − Mortgage interest: −$15,404
• − Property taxes: −$2,849
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$8,000
• Taxable loss: −$4,084
• Est. tax savings @ 24.0%: +$980
• After-tax cash flow: $1,594/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

+72.0% since first listed

11 events — show timeline

• 2026-05-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Listed $275,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Coming Soon $275,000 Heartland MLS as Distributed by MLS Grid
• 2010-11-17 Sold (Public Records) — Public Records
• 2010-11-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-04-18 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 2003-03-03 Sold (Public Records) — Public Records
• 2003-02-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-01-21 Listed $159,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $2,849 · +12.1% YoY. Source: county tax records.