5714 Creekview Dr · Parkville, MO 64152

$320,000

4 bd · 3.0 ba · 1,714 sqft · SingleFamily public records · 26 Days on market

Built 1988 9,962 sqft lot Est $281k · 14% over $50/mo HOA · 2% of rent

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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 +11.2/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0

Listing remarks MLS

* * * PRICE CHANGE! * * * Oversized GREAT room, country kitchen, full walk out rec room and fully fenced back yard. Lower level 3rd bath is being finished. Great family neighborhood with Olympic size swimming pool, huge clubhouse and ball fields. HOA only $50/monthly. Don't wait!

Key facts

• 9,962 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Walnut Creek South HOA; Monthly HOA fee of $50, includes trash; Community amenities: clubhouse, play area, pool, tennis courts

Exterior

• Parking: Attached garage with garage door opener, garage faces front; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Metro Free telecom available
• Home design: Single-family residence; Residential property; Split entry / walk-out basement configuration; Composition roof; Frame construction with wood siding
• Construction: Frame construction with wood siding; Composition roof; Basement: full, finished, walk-out access, includes a bedroom
• Exterior features: Deck; Patio; Metal and wood fencing; City lot, level; Shed(s); Property in a flood plain

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas range; Ceramic tile and laminate counter finishes in kitchen
• Bedrooms: 4 bedrooms — main level bedrooms and one lower-level bedroom (split entry layout)
• Flooring: Carpet; Wood; Ceramic tile; Linoleum (in lower-level bath)
• Bathrooms: 3 full bathrooms; One bath with shower only; One bath with shower over tub; Lower-level bath with linoleum flooring and shower only
• Heating & cooling: Natural gas heating; Electric cooling; Attic fan
• Interior features: Ceiling fans; Stained cabinets; Vaulted ceilings; Walk-in closets; Split entry floor plan; Smoke detectors
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (20.5% below list).
• Recommended offer: $254k (20.5% 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.
• Zoned schools: Union Chapel Elem. (math 59% / reading 60%, grade B-, #124 of 1,115 statewide, top 13%, 606 students, 14% 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 19% FRL track the district average.
• Zoned-school proficiency averages 64% at this address vs 50% district-wide (+13 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); 264 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.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,412 (20.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.80% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $281,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5521 NW Seminole Dr	0.26mi	3/2.5 (-1)	1,683 (-2%)	8mo	$310,000	$184	72
10407 NW Crooked Rd	0.44mi	3/2.0 (-1)	1,673 (-2%)	1mo	$275,000	$164	66
5912 NW Whispering Oaks Ln	0.34mi	3/2.5 (-1)	1,775 (+4%)	7mo	$305,000	$172	65
10401 NW 57th Ter	0.44mi	3/2.5 (-1)	1,640 (-4%)	2mo	$324,000	$198	64
10705 NW 58th St	0.25mi	4/2.5	1,939 (+13%)	2mo	$279,000	$144	63
5903 Walnut Creek Dr	0.15mi	4/1.5	1,468 (-14%)	2mo	$375,000	$255	62
5527 NW Seminole Dr	0.23mi	3/3.0 (-1)	1,956 (+14%)	2mo	$289,950	$148	60
5710 NW High Hill St	0.24mi	3/2.5 (-1)	1,864 (+9%)	9mo	$289,000	$155	59
10604 NW Verlin Dr	0.29mi	4/3.0	1,916 (+12%)	13mo	$315,000	$164	56
5510 NW Seminole Dr	0.25mi	3/3.0 (-1)	1,936 (+13%)	9mo	$274,000	$142	54
10230 NW 57th St	0.49mi	3/2.0 (-1)	1,586 (-8%)	2mo	$314,900	$199	54
10307 NW 57 St	0.43mi	3/2.5 (-1)	1,848 (+8%)	17mo	$285,000	$154	46

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: 24.4%
• Equity multiple: 2.98×
• Total profit: $177,078
• Equity at exit: $288,281

10-year hold

• IRR: 22.6%
• Equity multiple: 7.18×
• Total profit: $553,285
• Equity at exit: $621,690

Cash invested: $89,600 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,544 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$273 /mo · $3,274/yr
• Insurance: −$133
• HOA: −$50
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-124

Break-even live

Break-even rent $2,702

Max offer price $298,013

Occupancy floor 100%

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: $80,000
• Closing costs: $9,600
• 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	4d	1	0.21mi
6601 N National Dr Unit 5877 Parkville, MO	3.0	2.5	2150	$2,400	$1.12	23d	1	1.16mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 15 events

1. 2026-04-22
   status Pending
2. 2026-03-27
   listed $320,000 Active
3. 2026-03-14
   historical $320,000
4. 2025-07-11
   historical
5. 2025-06-26
   listed $315,000 Active
6. 2024-03-20
   soldstatus
7. 2024-03-15
   soldstatus Closed 285-char remark

   Show marketing remark (285 chars)

   * * * PRICE CHANGE! * * * Oversized GREAT room, country kitchen, full walk out rec room and fully fenced back yard. Lower level 3rd bath is being finished. Great family neighborhood with Olympic size swimming pool, huge clubhouse and ball fields. HOA only $50/monthly. Don't wait!

8. 2024-02-12
   status Pending 285-char remark

   Show marketing remark (285 chars)

   * * * PRICE CHANGE! * * * Oversized GREAT room, country kitchen, full walk out rec room and fully fenced back yard. Lower level 3rd bath is being finished. Great family neighborhood with Olympic size swimming pool, huge clubhouse and ball fields. HOA only $50/monthly. Don't wait!

9. 2024-02-08
   status Active 285-char remark

   Show marketing remark (285 chars)

   * * * PRICE CHANGE! * * * Oversized GREAT room, country kitchen, full walk out rec room and fully fenced back yard. Lower level 3rd bath is being finished. Great family neighborhood with Olympic size swimming pool, huge clubhouse and ball fields. HOA only $50/monthly. Don't wait!

10. 2024-01-31
    status Pending 285-char remark

    Show marketing remark (285 chars)

    * * * PRICE CHANGE! * * * Oversized GREAT room, country kitchen, full walk out rec room and fully fenced back yard. Lower level 3rd bath is being finished. Great family neighborhood with Olympic size swimming pool, huge clubhouse and ball fields. HOA only $50/monthly. Don't wait!

11. 2024-01-27
    price $289,700 285-char remark

    Show marketing remark (285 chars)

    * * * PRICE CHANGE! * * * Oversized GREAT room, country kitchen, full walk out rec room and fully fenced back yard. Lower level 3rd bath is being finished. Great family neighborhood with Olympic size swimming pool, huge clubhouse and ball fields. HOA only $50/monthly. Don't wait!

12. 2024-01-12
    listed $297,700 Active 285-char remark

    Show marketing remark (285 chars)

    * * * PRICE CHANGE! * * * Oversized GREAT room, country kitchen, full walk out rec room and fully fenced back yard. Lower level 3rd bath is being finished. Great family neighborhood with Olympic size swimming pool, huge clubhouse and ball fields. HOA only $50/monthly. Don't wait!

13. 2005-07-05
    soldstatus
14. 2005-06-30
    soldstatus
15. 2005-05-18
    listed $155,000

ⓘ 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: $3,274 · $273/mo
• Projected year-2 tax: $3,274 · $273/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 5/10 Major FEMA zone X (shaded) · 24% 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: $30,529
• − Mortgage interest: −$17,925
• − Property taxes: −$3,274
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,442
• − Management: −$2,442
• − HOA: −$600
• − Depreciation: −$9,309
• Taxable loss: −$7,064
• Est. tax savings @ 24.0%: +$1,695
• After-tax cash flow: $202/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

+106.5% since first listed

15 events — show timeline

• 2026-04-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Listed $320,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-14 Coming Soon $320,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-26 Listed $315,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-20 Sold (Public Records) — Public Records
• 2024-03-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-02-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-02-08 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-01-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-01-27 Price Changed $289,700 Heartland MLS as Distributed by MLS Grid
• 2024-01-12 Listed $297,700 Heartland MLS as Distributed by MLS Grid
• 2005-07-05 Sold (Public Records) — Public Records
• 2005-06-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-05-18 Listed $155,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $3,274 · +12.1% YoY. Source: county tax records.