13250 Park Hills Dr · Grandview, MO 64030

$208,000

3 bd · 2.0 ba · 1,486 sqft · SingleFamily public records · 33 Days on market

Built 1965 9,583 sqft lot Est $245k · 15% 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 +15.6/30.0
• ARV discount +14.3/15.0
• DSCR +4.8/10.0
• Rent growth +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicest house in Park Hills. Clean and roomy. This is a charming little house inside with a large enclosed sun room on back. Hardwood floors throughout much of the property. Basement could be a 4th bedroom or family room with full bath and fireplace. Laundry located off family room in basement. House is in excellent condition. Bring your buyers, bring your offers. Seller is open to paying some of buyers closing costs. Negotiable. 24-Hour notice required.

Key facts

• Off street parking
• Double closets
• Sun room

Tags

• LONGVIEW LAKE
• SUN ROOM
• DOUBLE CLOSETS
• OFF STREET PARKING

Property features AI

Finance

• Other: Above-grade finished area and below-grade finished area reported (agent-sourced); Not in flood plain
• HOA & community: Association fees billed annually

Exterior

• Parking: Attached garage with garage door opener (garage faces front); 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Side/side split floor plan
• Construction: Frame construction with shingle siding; Composition roof; Basement: concrete, finished, inside entrance, partial; includes a basement bedroom; Age: approximately 51–75 years
• Exterior features: Privacy wood fencing; City lot, level; Outbuilding / shed(s); Enclosed porch; Sun room; Recreation room (exterior access via enclosed porch/sun room context implied)

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Refrigerator; Electric range; Ceramic-tile kitchen
• Bedrooms: 3 bedrooms (all on the second level)
• Flooring: Ceramic tile; Tile; Wood; Carpet in recreation room
• Bathrooms: 2 full bathrooms; Ceramic-tile bathrooms; Shower over tub in one upstairs bathroom; Basement bathroom
• Heating & cooling: Forced air heating; Electric cooling (central A/C)
• Interior features: Ceiling fans in multiple rooms; Painted cabinets; Window coverings; Storm doors; Fireplace screen
• Laundry & utility: Laundry in basement / lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $186k (10.8% below list).
• Recommended offer: $186k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.0% in Grandview — 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 61/100 on livability (#454 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Grandview C-4 (suburban): math 17% / reading 32% proficiency, ranked #284 of 324 in MO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Meadowmere Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 349 students, 66% FRL); Grandview Middle (math 18% / reading 39%, grade F, #303 of 391 statewide, top 78%, 517 students, 68% FRL); Grandview Sr. High (math 15% / reading 41%, grade F, #414 of 521 statewide, top 80%, 1,122 students, 62% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 121 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 42% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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 $185,522 (10.8% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.89% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $245,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13250 Park Hills Dr	0.00mi	3/2.0	1,348 (-9%)	1mo	$208,000	$154	84
8126 E 134th St	0.19mi	4/2.0 (+1)	1,423 (-4%)	1mo	$265,000	$186	79
13300 Palmer Ave	0.07mi	3/2.5	1,664 (+12%)	3mo	$275,000	$165	72
7601 High Grove Rd	0.33mi	4/1.5 (+1)	1,406 (-5%)	2mo	$208,700	$148	67
12904 Overhill Ave	0.58mi	3/2.0	1,539 (+4%)	1mo	$295,000	$192	66
13112 Winchester Ave	0.65mi	3/1.5	1,500 (+1%)	1mo	$165,000	$110	66
13205 Byars Rd	0.34mi	3/1.5	1,334 (-10%)	4mo	$220,000	$165	62
12943 Sycamore Ave	0.48mi	3/2.0	1,600 (+8%)	4mo	$285,000	$178	62
13008 Corrington Ave	0.64mi	3/2.0	1,440 (-3%)	4mo	$269,900	$187	62
13205 Bristol Ave	0.54mi	3/3.0	1,580 (+6%)	0mo	$260,000	$165	60
13218 Craig Ave	0.68mi	3/2.0	1,554 (+5%)	1mo	$215,000	$138	60
6905 E 136 St	0.70mi	3/2.0	1,312 (-12%)	1mo	$260,000	$198	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.1% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.62×
• Total profit: $-22,089
• Equity at exit: $31,013

10-year hold

• IRR: 3.0%
• Equity multiple: 1.24×
• Total profit: $14,107
• Equity at exit: $17,984

Cash invested: $58,240 (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 64030

• Home prices YoY: -30.7%
• Rents YoY: 6.1%
• Active inventory: 121
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$199 /mo · $2,392/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $89

Break-even live

Break-even rent $1,743

Max offer price $208,000

Occupancy floor 90%

Sensitivity live

Price	-10% $207	-5% $148	+0% $89	+5% $30	+10% $-29
Rent	-10% $-58	-5% $16	+0% $89	+5% $162	+10% $235
Rate	-1.0pp $194	-0.5pp $142	base $89	+0.5pp $35	+1.0pp $-20

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13144 Ashland Ave Grandview, MO	3.0	2.0	1056	$1,706	$1.62	46d	1	0.21mi
7502 E 132nd Ter Grandview, MO	3.0	2.0	1754	$2,135	$1.22	26d	1	0.22mi
13100 Sycamore Ave Grandview, MO	3.0	2.0	1056	$1,775	$1.68	46d	1	0.28mi
8011 E 130th Ct Unit 1 Grandview, MO	3.0	1.5	1160	$1,600	$1.38	19d	1	0.31mi
7508 E 127th Pl Grandview, MO	3.0	2.0	1396	$1,945	$1.39	4d	1	0.84mi
6505 Yorkshire Ct Grandview, MO	3.0	2.0	1697	$2,090	$1.23	6d	1	0.84mi
6501 E 137th St Grandview, MO	4.0	3.0	1469	$2,135	$1.45	46d	1	0.99mi
13629 Applewood Dr Grandview, MO	3.0	1.5	998	$1,549	$1.55	19d	1	1.03mi
6003 E 133rd St Grandview, MO	4.0	2.5	1560	$1,990	$1.28	14d	1	1.15mi
13206 15th St Grandview, MO	3.0	2.0	1204	$1,735	$1.44	23d	1	1.44mi

Listing history 24 events

1. 2026-05-01
   status Pending
2. 2026-04-26
   status Active
3. 2026-04-17
   status Pending
4. 2026-04-15
   price $208,000
5. 2026-03-19
   listed $213,000 Active
6. 2016-09-20
   soldstatus
7. 2016-09-16
   soldstatus Sold 457-char remark

   Show marketing remark (457 chars)

   Nicest house in Park Hills. Clean and roomy. This is a charming little house inside with a large enclosed sun room on back. Hardwood floors throughout much of the property. Basement could be a 4th bedroom or family room with full bath and fireplace. Laundry located off family room in basement. House is in excellent condition. Bring your buyers, bring your offers. Seller is open to paying some of buyers closing costs. Negotiable. 24-Hour notice required.

8. 2016-07-12
   status Pending 457-char remark

   Show marketing remark (457 chars)

   Nicest house in Park Hills. Clean and roomy. This is a charming little house inside with a large enclosed sun room on back. Hardwood floors throughout much of the property. Basement could be a 4th bedroom or family room with full bath and fireplace. Laundry located off family room in basement. House is in excellent condition. Bring your buyers, bring your offers. Seller is open to paying some of buyers closing costs. Negotiable. 24-Hour notice required.

9. 2016-07-07
   status Active 457-char remark

   Show marketing remark (457 chars)

   Nicest house in Park Hills. Clean and roomy. This is a charming little house inside with a large enclosed sun room on back. Hardwood floors throughout much of the property. Basement could be a 4th bedroom or family room with full bath and fireplace. Laundry located off family room in basement. House is in excellent condition. Bring your buyers, bring your offers. Seller is open to paying some of buyers closing costs. Negotiable. 24-Hour notice required.

10. 2016-06-25
    historical Contingent - Accepting Backup Offers 457-char remark

    Show marketing remark (457 chars)

    Nicest house in Park Hills. Clean and roomy. This is a charming little house inside with a large enclosed sun room on back. Hardwood floors throughout much of the property. Basement could be a 4th bedroom or family room with full bath and fireplace. Laundry located off family room in basement. House is in excellent condition. Bring your buyers, bring your offers. Seller is open to paying some of buyers closing costs. Negotiable. 24-Hour notice required.

11. 2016-06-22
    price $105,000 457-char remark

    Show marketing remark (457 chars)

    Nicest house in Park Hills. Clean and roomy. This is a charming little house inside with a large enclosed sun room on back. Hardwood floors throughout much of the property. Basement could be a 4th bedroom or family room with full bath and fireplace. Laundry located off family room in basement. House is in excellent condition. Bring your buyers, bring your offers. Seller is open to paying some of buyers closing costs. Negotiable. 24-Hour notice required.

12. 2016-05-17
    listed $109,900 Active 457-char remark

    Show marketing remark (457 chars)

    Nicest house in Park Hills. Clean and roomy. This is a charming little house inside with a large enclosed sun room on back. Hardwood floors throughout much of the property. Basement could be a 4th bedroom or family room with full bath and fireplace. Laundry located off family room in basement. House is in excellent condition. Bring your buyers, bring your offers. Seller is open to paying some of buyers closing costs. Negotiable. 24-Hour notice required.

13. 2014-12-06
    historical
14. 2014-10-11
    listed $119,900
15. 2011-06-01
    soldstatus
16. 2011-05-06
    listed $45,500
17. 2011-03-16
    historical
18. 2010-11-02
    listed $60,000
19. 2010-11-01
    historical
20. 2010-02-26
    listed $84,000
21. 2002-12-20
    soldstatus
22. 2002-12-16
    soldstatus
23. 2002-07-08
    listed $107,500
24. 1998-07-08
    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: $2,392 · $199/mo
• Projected year-2 tax: $2,392 · $199/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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,263
• − Mortgage interest: −$11,651
• − Property taxes: −$2,392
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$6,051
• Taxable loss: −$2,434
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $1,650/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: Grandview C-4
• NCES district ID: 2913140
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $48,934
• Composite: 21.49/100
• National rank: #8326
• State rank: #284 of 324 in MO

Livability — Grandview

• Score: 61/100
• State rank: #454
• US rank: #18350

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grandview, MO
• County: Jackson County · 687,798 people
• City population: 26,422
• Metro: Kansas City, MO-KS
• Population (ZIP): 26,422
• Household income: $53,216
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1449.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 719,589 people
• By 2030: 731,456 · +1.6%
• By 2040: 746,689 · +3.8%
• By 2050: 749,289 · +4.1%
• By 2075: 736,227 · +2.3%
• By 2100: 668,210 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 14% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 11% Korean 1% Arabic 1%

Political lean MEDSL · Jackson

• 2024 margin: D (+19.3) · D 58.9% · R 39.5% · Other 1.6%
• 2008→2024 swing: -6.1pp toward R · 2008: 25.4pp · 2024: 19.3pp
• All cycles: 2024: D+19.3 2020: D+22.0 2016: D+16.6 2012: D+19.0 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.24%
• Current HPI: 321.6905
• Rent YoY: ▲ 6.10%
• 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

+93.5% since first listed

24 events — show timeline

• 2026-05-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-26 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $208,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-19 Listed $213,000 Heartland MLS as Distributed by MLS Grid
• 2016-09-20 Sold (Public Records) — Public Records
• 2016-09-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-07-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-07-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2016-06-25 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-06-22 Price Changed $105,000 Heartland MLS as Distributed by MLS Grid
• 2016-05-17 Listed $109,900 Heartland MLS as Distributed by MLS Grid
• 2014-12-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-10-11 Listed $119,900 Heartland MLS as Distributed by MLS Grid
• 2011-06-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-05-06 Listed $45,500 Heartland MLS as Distributed by MLS Grid
• 2011-03-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-11-02 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 2010-11-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-02-26 Listed $84,000 Heartland MLS as Distributed by MLS Grid
• 2002-12-20 Sold (Public Records) — Public Records
• 2002-12-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-07-08 Listed $107,500 Heartland MLS as Distributed by MLS Grid
• 1998-07-08 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,392 · +14.1% YoY. Source: county tax records.