7356 Aaron St · Parkville, MO 64152

$304,900

3 bd · 2.5 ba · 1,631 sqft · Other public records · 36 Days on market

Built 2021 1,618 sqft lot $210/mo HOA · 10% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Lot 26 B New Townhome living in Parkville! 3 Bedroom, 2 Full Bath, 1 half Bath, 2 Car Garage. Beautiful interior finishes include Quartz Countertops, Stainless Appliances, Tile Main Floor, Soft Close Drawers & Doors, LED Lighting, Walk-in Closets, En-Suite Master Bath + Laundry Connects to Master Closet. HOA Includes Lawn Care, Building Maintenance & Snow Removal. 26 B is an Inner Unit on a Slab / No Basement - Seller paid Closing Costs $3000. Estimated Completion September 30, 2021. White Cabinetry featured thru out Building 26.

Key facts

• Open floor plan
• Quartz countertops
• Dual vanities

Tags

• OPEN FLOOR PLAN
• LARGE WALK IN CLOSET
• PRIVATE EN SUITE BATH
• DUAL VANITIES
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Living area approximately 1,559 (builder); Lot approximately 1,618 square feet (public records); Located inside city limits; Not in a flood plain; Builder: PC Homes LLC; Home age: 3–5 years; Estimated completion/status window: 91 to 150 days
• HOA & community: HOA with monthly fee; Community pool; HOA covers lawn service and snow removal

Exterior

• Parking: Attached front-facing garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; 2 stories; Residential property
• Construction: Stucco and vinyl siding exterior; Composition roof
• Exterior features: In-ground sprinkler system; Paved road with public maintenance

Interior

• Kitchen: Kitchen island; Pantry; Kitchen/dining combo
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Kitchen island; Pantry; Walk-in closets; Breakfast room; Family room on main level; Kitchen/dining combo
• Laundry & utility: Laundry on upper/bedroom level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $305k.

Deal economics

• At list price, monthly cash flow is $-598 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (34.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (29.7% below list).
• Recommended offer: $199k (34.6% below list) — sets the bar for cash-flow.
• Cap rate 3.9% 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: Hawthorn Elem. (math 61% / reading 63%, grade B, #98 of 1,115 statewide, top 10%, 452 students, 19% FRL); Plaza Middle (math 37% / reading 51%, grade D, #121 of 391 statewide, top 32%, 715 students, 30% 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 25% FRL track the district average.
• Market conditions: Rents rising fast (+7.0%/yr); 268 active listings in the ZIP; 1 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 $33k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $199,327 (34.6% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.40%
• DSCR: 0.63
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 7.03% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.61×
• Total profit: $137,177
• Equity at exit: $274,678

10-year hold

• IRR: 18.9%
• Equity multiple: 6.34×
• Total profit: $455,742
• Equity at exit: $592,354

Cash invested: $85,372 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,142 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$354 /mo · $4,248/yr
• Insurance: −$127
• HOA: −$210
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-598

Break-even live

Break-even rent $2,899

Max offer price $199,327

Occupancy floor —

Sensitivity live

Price	-10% $-425	-5% $-511	+0% $-598	+5% $-684	+10% $-770
Rent	-10% $-767	-5% $-682	+0% $-598	+5% $-513	+10% $-428
Rate	-1.0pp $-444	-0.5pp $-520	base $-598	+0.5pp $-677	+1.0pp $-757

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15310 Trailside Dr Parkville, MO	1.0–3.0	1.0–2.5	1137	$2,639	$2.32	3d	21	0.86mi

HOA detail

• Monthly dues: $210 · $2,520/yr
• Likely covers: landscapingsnow removal

Listing history 4 events

1. 2026-04-22
   listed $304,900 Active
2. 2021-11-15
   soldstatus Closed 547-char remark

   Show marketing remark (547 chars)

   Lot 26 B New Townhome living in Parkville! 3 Bedroom, 2 Full Bath, 1 half Bath, 2 Car Garage. Beautiful interior finishes include Quartz Countertops, Stainless Appliances, Tile Main Floor, Soft Close Drawers & Doors, LED Lighting, Walk-in Closets, En-Suite Master Bath + Laundry Connects to Master Closet. HOA Includes Lawn Care, Building Maintenance & Snow Removal. 26 B is an Inner Unit on a Slab / No Basement - Seller paid Closing Costs $3000. Estimated Completion September 30, 2021. White Cabinetry featured thru out Building 26.

3. 2021-03-17
   status Pending 547-char remark

   Show marketing remark (547 chars)

   Lot 26 B New Townhome living in Parkville! 3 Bedroom, 2 Full Bath, 1 half Bath, 2 Car Garage. Beautiful interior finishes include Quartz Countertops, Stainless Appliances, Tile Main Floor, Soft Close Drawers & Doors, LED Lighting, Walk-in Closets, En-Suite Master Bath + Laundry Connects to Master Closet. HOA Includes Lawn Care, Building Maintenance & Snow Removal. 26 B is an Inner Unit on a Slab / No Basement - Seller paid Closing Costs $3000. Estimated Completion September 30, 2021. White Cabinetry featured thru out Building 26.

4. 2021-03-10
   listed $222,400 Active 547-char remark

   Show marketing remark (547 chars)

   Lot 26 B New Townhome living in Parkville! 3 Bedroom, 2 Full Bath, 1 half Bath, 2 Car Garage. Beautiful interior finishes include Quartz Countertops, Stainless Appliances, Tile Main Floor, Soft Close Drawers & Doors, LED Lighting, Walk-in Closets, En-Suite Master Bath + Laundry Connects to Master Closet. HOA Includes Lawn Care, Building Maintenance & Snow Removal. 26 B is an Inner Unit on a Slab / No Basement - Seller paid Closing Costs $3000. Estimated Completion September 30, 2021. White Cabinetry featured thru out Building 26.

ⓘ 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: $4,248 · $354/mo
• Projected year-2 tax: $4,248 · $354/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 3/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,707
• − Mortgage interest: −$17,079
• − Property taxes: −$4,248
• − Insurance: −$1,524
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − HOA: −$2,520
• − Depreciation: −$8,870
• Taxable loss: −$12,648
• Est. tax savings @ 24.0%: +$3,036
• After-tax cash flow: $-4,136/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

• Census place: Parkville, MO
• 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

+37.1% since first listed

4 events — show timeline

• 2026-04-22 Listed $304,900 Heartland MLS as Distributed by MLS Grid
• 2021-11-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-03-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-03-10 Listed $222,400 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $4,248 · +8.6% YoY. Source: county tax records.