10241 NW 57th St · Parkville, MO 64152

$349,000

3 bd · 2.5 ba · 1,948 sqft · SingleFamily public records · 2 Days on market

Built 1988 8,037 sqft lot Est $302k · 16% 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).

• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.4/10.0
• ARV discount +0.5/15.0

Listing remarks MLS

Pc4029 Compare To New! Light & Open Flr Plan Features Grt Rm W/ Corner Stone Fireplace & Mstr On The Main Level. Two Charming & Spacious Bdrms On 2nd Flr Finished Rec Rm W/ Half Bath. Oversize 2 Car Garage. Large Lot W/ Trees Backs Up To River Hills.

Key facts

• 8,037 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-472 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (33.2% below list).
• Recommended offer: $233k (33.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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); 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 23% FRL track the district average.
• Market conditions: Rents rising fast (+7.0%/yr); 268 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $233,214 (33.2% 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: 0.67% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.80%
• DSCR: 0.74
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $301,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10705 NW 58th St	0.26mi	4/2.5 (+1)	1,939 (-0%)	2mo	$279,000	$144	80
5527 NW Seminole Dr	0.33mi	3/3.0	1,956 (+0%)	2mo	$289,950	$148	80
10307 NW 57 St	0.05mi	3/2.5	1,848 (-5%)	17mo	$285,000	$154	75
5710 NW High Hill St	0.24mi	3/2.5	1,864 (-4%)	10mo	$289,000	$155	74
10604 NW Verlin Dr	0.19mi	4/3.0 (+1)	1,916 (-2%)	13mo	$315,000	$164	70
5510 NW Seminole Dr	0.44mi	3/3.0	1,936 (-1%)	9mo	$274,000	$142	69
10407 NW Crooked Rd	0.19mi	3/2.0	1,673 (-14%)	1mo	$275,000	$164	65
5815 NW Aspen Ln	0.25mi	3/2.0	2,118 (+9%)	14mo	$264,700	$125	60
11005 Walnut Creek Dr	0.51mi	4/3.0 (+1)	2,025 (+4%)	4mo	$360,000	$178	59
5521 NW Seminole Dr	0.35mi	3/2.5	1,683 (-14%)	8mo	$310,000	$184	55
9509 NW 59th Ter	0.52mi	3/2.5	1,670 (-14%)	9mo	$270,000	$162	44
5716 NW Verlin Dr	0.33mi	4/3.0 (+1)	2,239 (+15%)	17mo	$335,000	$150	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: 21.3%
• Equity multiple: 2.74×
• Total profit: $169,822
• Equity at exit: $314,407

10-year hold

• IRR: 20.1%
• Equity multiple: 6.60×
• Total profit: $547,164
• Equity at exit: $678,030

Cash invested: $97,720 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,332 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$289 /mo · $3,466/yr
• Insurance: −$145
• HOA: −$50
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-472

Break-even live

Break-even rent $2,930

Max offer price $265,605

Occupancy floor —

Sensitivity live

Price	-10% $-275	-5% $-373	+0% $-472	+5% $-571	+10% $-670
Rent	-10% $-656	-5% $-564	+0% $-472	+5% $-380	+10% $-288
Rate	-1.0pp $-296	-0.5pp $-383	base $-472	+0.5pp $-563	+1.0pp $-655

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	6d	1	0.64mi
6601 N National Dr Unit 5993 Parkville, MO	2.0	2.5	1850	$2,250	$1.22	25d	1	1.39mi
6601 N National Dr Unit 5877 Parkville, MO	3.0	2.5	2150	$2,400	$1.12	25d	1	1.39mi
6601 N National Dr Unit 5856 Parkville, MO	3.0	2.5	2300	$2,400	$1.04	45d	1	1.39mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 5 events

1. 2026-04-17
   status Pending
2. 2026-04-16
   listed $349,000 Active
3. 2026-04-15
   historical $349,000
4. 2001-05-10
   soldstatus 268-char remark

   Show marketing remark (268 chars)

   Pc4029 Compare To New! Light & Open Flr Plan Features Grt Rm W/ Corner Stone Fireplace & Mstr On The Main Level. Two Charming & Spacious Bdrms On 2nd Flr Finished Rec Rm W/ Half Bath. Oversize 2 Car Garage. Large Lot W/ Trees Backs Up To River Hills.

5. 2001-02-10
   listed $145,900 268-char remark

   Show marketing remark (268 chars)

   Pc4029 Compare To New! Light & Open Flr Plan Features Grt Rm W/ Corner Stone Fireplace & Mstr On The Main Level. Two Charming & Spacious Bdrms On 2nd Flr Finished Rec Rm W/ Half Bath. Oversize 2 Car Garage. Large Lot W/ Trees Backs Up To River Hills.

ⓘ 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: $3,466 · $289/mo
• Projected year-2 tax: $3,466 · $289/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: $27,986
• − Mortgage interest: −$19,549
• − Property taxes: −$3,466
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − HOA: −$600
• − Depreciation: −$10,153
• Taxable loss: −$12,006
• Est. tax savings @ 24.0%: +$2,881
• After-tax cash flow: $-2,784/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

+139.2% since first listed

5 events — show timeline

• 2026-04-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Listed $349,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Coming Soon $349,000 Heartland MLS as Distributed by MLS Grid
• 2001-05-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2001-02-10 Listed $145,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $3,466 · +12.1% YoY. Source: county tax records.