6607 NW Quail Run Dr · Parkville, MO 64152

$325,000

4 bd · 2.5 ba · 2,304 sqft · SingleFamily public records · 8 Days on market

Built 1966 0.40 ac lot Est $382k · 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).

• ARV discount +14.3/15.0
• Cash flow +10.8/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Seller wants offers. REDUCED AGAIN. 2 fireplaces, 2 car garage, large lot. Huge deck for entertaining. Hardwood foors. formal dining room. Main level family room and lower level walk out family room with fireplace. Great neighborhood. Home being sold in as is condition. This home qualifies for the VA vendee program. Must have Bank of Am. appro see supplements for additional info. Cash offers must have proof of funds letter. No exceptions. Partial offers will not be submitted. Owner of record is the VA. They do not supply title insurance. No repairs being offered thru the seller.

Key facts

• 0.4 acre lot
• Garage
• Built 1966

Property features AI

Exterior

• Parking: Converted garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 1.5-story floor plan; Faces southwest; Main entry on main level
• Construction: Brick veneer and frame construction; Composition roof; Finished basement
• Exterior features: Deck; Partial fencing; Lot approximately 17,267 sq ft

Interior

• Kitchen: Eat-in kitchen and formal dining options; Kitchen island; Dishwasher; Double oven; Gas range; Ceramic tile in main kitchen
• Bedrooms: 4 bedrooms (three on second level; one on main level)
• Flooring: Wood flooring (main areas); Vinyl flooring in secondary kitchen and second-level family room/rec space; Ceramic tile in bathrooms and main kitchen
• Bathrooms: 3 full bathrooms (ceramic tile in main and upper baths; additional ceramic-tiled bath in basement)
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fans; Kitchen island; Finished basement with walk-out access; 2 wood-burning fireplaces (family room and recreation room)
• Laundry & utility: Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (23.3% below list).
• Recommended offer: $249k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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); 268 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $35k 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.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $249,211 (23.3% 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 1966 — 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. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $382,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6705 NW Mirror Lake Ter	0.22mi	4/2.0	2,452 (+6%)	5mo	$354,000	$144	72
6505 NW Quail Run Dr	0.15mi	4/2.5	2,128 (-8%)	13mo	$250,000	$117	69
10414 NW Mirror Lake Dr	0.38mi	4/3.0	2,420 (+5%)	7mo	$475,000	$196	66
9730 Overhill Dr	0.33mi	3/2.0 (-1)	2,428 (+5%)	10mo	$318,000	$131	61
10100 NW Mirror Lake Ct	0.25mi	3/2.5 (-1)	2,076 (-10%)	10mo	$280,000	$135	59
6414 NW High Dr	0.24mi	3/2.5 (-1)	2,052 (-11%)	12mo	$377,000	$184	56
9705 NW Hampton Woods Dr	0.24mi	3/3.0 (-1)	2,004 (-13%)	5mo	$340,000	$170	56
6508 NW Quail Run Dr	0.14mi	3/2.5 (-1)	1,993 (-14%)	13mo	$330,000	$166	55
6423 NW Melody Ln	0.55mi	3/2.5 (-1)	2,403 (+4%)	9mo	$367,500	$153	55
7010 N Wheaton Ave	0.57mi	3/2.5 (-1)	2,153 (-7%)	9mo	$359,900	$167	50
9715 NW View Coves Dr	0.53mi	3/2.5 (-1)	2,022 (-12%)	12mo	$315,000	$156	40
10009 NW 70th Ct	0.53mi	3/2.5 (-1)	1,978 (-14%)	9mo	$339,000	$171	39

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: 24.1%
• Equity multiple: 2.96×
• Total profit: $178,195
• Equity at exit: $292,786

10-year hold

• IRR: 22.4%
• Equity multiple: 7.12×
• Total profit: $557,047
• Equity at exit: $631,404

Cash invested: $91,000 (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: 268
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,492 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$275 /mo · $3,297/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-146

Break-even live

Break-even rent $2,677

Max offer price $299,262

Occupancy floor —

Sensitivity live

Price	-10% $38	-5% $-54	+0% $-146	+5% $-238	+10% $-330
Rent	-10% $-343	-5% $-244	+0% $-146	+5% $-47	+10% $51
Rate	-1.0pp $18	-0.5pp $-63	base $-146	+0.5pp $-230	+1.0pp $-316

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6527 NW Fairway Dr Kansas City, MO	5.0	3.0	2274	$2,400	$1.06	45d	1	0.09mi
8418 NW 68th St Kansas City, MO	3.0	1.5	1714	$2,141	$1.25	11d	1	0.81mi
6601 N National Dr Unit 5877 Parkville, MO	3.0	2.5	2150	$2,400	$1.12	25d	1	0.96mi
6601 N National Dr Unit 5856 Parkville, MO	3.0	2.5	2300	$2,400	$1.04	45d	1	0.96mi
5906 NW Harris Dr Kansas City, MO	3.0	3.0	1648	$2,321	$1.41	5d	1	1.21mi

Listing history 9 events

1. 2026-06-13
   statusdays on market $325,000 Pending 8 DOM
2. 2026-06-09
   days on market $325,000 Active 6 DOM
3. 2026-06-08
   days on market $325,000 Active 5 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   status $325,000 Active 4 DOM
6. 2026-06-03
   days on market $325,000 Coming Soon 4 DOM
7. 2026-06-02
   days on market $325,000 Coming Soon 3 DOM
8. 2026-06-01
   days on market $325,000 Coming Soon 2 DOM
9. 2026-05-31
   listed $325,000 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: $3,297 · $275/mo
• Projected year-2 tax: $3,297 · $275/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: $29,905
• − Mortgage interest: −$18,205
• − Property taxes: −$3,297
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$9,455
• Taxable loss: −$7,461
• Est. tax savings @ 24.0%: +$1,791
• After-tax cash flow: $42/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

+109.8% since first listed

19 events — show timeline

• 2026-05-31 Coming Soon $325,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $329,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $335,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-17 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-08-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $338,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-07 Price Changed $339,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-01 Price Changed $340,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $344,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $345,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-25 Listed $350,000 Heartland MLS as Distributed by MLS Grid
• 2012-08-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-04-04 Listed $94,900 Heartland MLS as Distributed by MLS Grid
• 2009-01-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-07-17 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2004-06-28 Sold (Public Records) — Public Records
• 2004-06-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-04-26 Listed $154,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $3,297 · +12.1% YoY. Source: county tax records.