11300 NW 60 St · Parkville, MO 64152

$315,000

4 bd · 3.0 ba · 1,662 sqft · SingleFamily public records · 4 Days on market

Built 1977 9,147 sqft lot Est $286k · 10% over

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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).

• Cash flow +12.2/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.1/10.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0

Listing remarks MLS

WOW GORGEOUS!! Complete quality rehab! Tons of new including cabinets, granite, hardwoods, carpet, paint, tile, lighting, stainless steel appliances, hardware and more! The kitchen is a show stopper and is open to the great room. Larger master suite with tiled bathroom. Finished lower level with 4th bedroom and full bath. Huge deck and inground pool is perfect for entertaining! This won't last long! Seller has never opened the pool so it is excluded from inspections.

Key facts

• 9,147 sq ft lot
• 2 garage spots
• Built 1977

Property features AI

Finance

• Other: Estimated above-grade finished area and below-grade finished area

Exterior

• Parking: Built-in garage with automatic opener; garage faces front (2-car garage)
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single family residence; Raised ranch floor plan; South-facing
• Construction: Frame construction with vinyl siding; Composition roof; Finished below-grade area
• Exterior features: Deck; Privacy fencing; City lot

Interior

• Kitchen: Granite counters; Pantry; Dishwasher; Disposal; Microwave; Electric range; Stainless steel appliances
• Bedrooms: Four bedrooms total — three on the first floor and one in the basement
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fans; Custom cabinets; Pantry; Vaulted ceilings; Thermal windows; Gas fireplace with gas starter in the great room; Finished basement with sump pump
• Laundry & utility: Laundry room on the lower level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-62 ($-748/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (19.3% below list).
• Recommended offer: $254k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Graden Elem. (math 56% / reading 64%, grade B-, #120 of 1,115 statewide, top 11%, 475 students, 22% 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 24% FRL track the district average.
• Zoned-school proficiency averages 64% at this address vs 50% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Park Hill average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.0%/yr); 268 active listings in the ZIP; 2 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 + $32k 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 $88k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y ago; this cycle's ask is 77% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $254,239 (19.3% 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. Built in 1977 — 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 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: 0.81% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $285,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5912 NW Whispering Oaks Ln	0.08mi	3/2.5 (-1)	1,775 (+7%)	7mo	$305,000	$172	72
10407 NW Crooked Rd	0.62mi	3/2.0 (-1)	1,673 (+1%)	1mo	$275,000	$164	60
5521 NW Seminole Dr	0.56mi	3/2.5 (-1)	1,683 (+1%)	8mo	$310,000	$184	58
10401 NW 57th Ter	0.67mi	3/2.5 (-1)	1,640 (-1%)	2mo	$324,000	$198	58
5903 Walnut Creek Dr	0.34mi	4/1.5	1,468 (-12%)	2mo	$375,000	$255	57
11208 NW Rush Creek Cv	0.08mi	3/2.0 (-1)	1,443 (-13%)	10mo	$310,000	$215	57
10230 NW 57th St	0.73mi	3/2.0 (-1)	1,586 (-5%)	2mo	$314,900	$199	48
10602 59th St	0.48mi	3/2.5 (-1)	1,765 (+6%)	19mo	$285,000	$161	44
5710 NW High Hill St	0.51mi	3/2.5 (-1)	1,864 (+12%)	9mo	$289,000	$155	41
5827 NW Aspen Ln	0.44mi	3/3.0 (-1)	1,845 (+11%)	19mo	$205,000	$111	40
10307 NW 57 St	0.69mi	3/2.5 (-1)	1,848 (+11%)	17mo	$285,000	$154	28
10241 NW 57th Ter	0.71mi	3/2.5 (-1)	1,876 (+13%)	19mo	$309,000	$165	23

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: 25.0%
• Equity multiple: 3.02×
• Total profit: $178,285
• Equity at exit: $283,777

10-year hold

• IRR: 23.0%
• Equity multiple: 7.28×
• Total profit: $553,677
• Equity at exit: $611,976

Cash invested: $88,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,542 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$288 /mo · $3,452/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-62

Break-even live

Break-even rent $2,621

Max offer price $303,984

Occupancy floor 97%

Sensitivity live

Price	-10% $116	-5% $27	+0% $-62	+5% $-152	+10% $-241
Rent	-10% $-263	-5% $-163	+0% $-62	+5% $38	+10% $138
Rate	-1.0pp $96	-0.5pp $18	base $-62	+0.5pp $-144	+1.0pp $-227

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	5d	1	0.11mi
6601 N National Dr Unit 5877 Parkville, MO	3.0	2.5	2150	$2,400	$1.12	25d	1	0.87mi

Listing history 9 events

1. 2026-06-21
   days on market $315,000 Active 4 DOM
2. 2026-06-18
   statusdays on market $315,000 Active 1 DOM
3. 2026-06-17
   remarks 687-char remark
4. 2026-06-17
   days on market $315,000 Coming Soon 6 DOM
5. 2026-06-16
   days on market $315,000 Coming Soon 5 DOM
6. 2026-06-15
   days on market $315,000 Coming Soon 4 DOM
7. 2026-06-13
   days on market $315,000 Coming Soon 2 DOM
8. 2026-06-13
   remarks 11-char remark
9. 2026-06-13
   listed $315,000 Coming Soon 1 DOM

ⓘ 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: $3,452 · $288/mo
• Projected year-2 tax: $3,452 · $288/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 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: $30,509
• − Mortgage interest: −$17,645
• − Property taxes: −$3,452
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,441
• − Management: −$2,441
• − Depreciation: −$9,164
• Taxable loss: −$6,209
• Est. tax savings @ 24.0%: +$1,490
• After-tax cash flow: $742/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

+85.8% since first listed

17 events — show timeline

• 2026-06-12 Coming Soon $315,000 Heartland MLS as Distributed by MLS Grid
• 2016-07-26 Sold (Public Records) — Public Records
• 2016-07-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-06-17 Price Changed $182,000 Heartland MLS as Distributed by MLS Grid
• 2016-06-16 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-06-12 Relisted — Heartland MLS as Distributed by MLS Grid
• 2016-06-12 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-06-10 Listed $177,977 Heartland MLS as Distributed by MLS Grid
• 2010-03-01 Sold (Public Records) — Public Records
• 2010-02-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-11-13 Listed $134,900 Heartland MLS as Distributed by MLS Grid
• 2008-06-30 Sold (Public Records) — Public Records
• 2008-06-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-03-11 Listed $119,807 Heartland MLS as Distributed by MLS Grid
• 2005-05-02 Sold (Public Records) — Public Records
• 2005-04-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-02-16 Listed $169,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2025): $3,452 · +12.1% YoY. Source: county tax records.