10101 NW Mirror Lake Ct · Parkville, MO 64152

$365,000

4 bd · 2.0 ba · 2,216 sqft · SingleFamily public records · 11 Days on market

Built 1975 8,991 sqft lot Est $370k · at est.

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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 +8.1/15.0
• Cash flow +7.6/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.8/10.0

Listing remarks MLS

Check out the latest trends in this home! Maintenance free exterior that includes, vinyl windows, vinyl siding, brick & metal trim, new doors and new garage doors. New backyard patio and landscaping, including rock beds. This home is located on a cul-de-sac in established, Brookhaven, subdivision located off Blair Rd. Come inside to an Open floor design and use your imagination on how you want the home to function in the main living areas! Want ideas, don't hesitate to ask me! Wood flooring, on main floor, all new LED lighting and other lights along w many windows to let the light shine in! Brick fireplace with wood burning insert! Don't like wood, you can easily convert to a gas fireplace. All new livng room/great room, hearth room, dining room and kitchen flow together Kitchen includes new custom cabinets, appliances, kitchen island, apron sink, restoration shelves and check out the countertops that will last a life time! Head up to the bedroom living area with all new baths, laundry room, complete with new washer and dryer. Need or want more space, check out the unfinished attic space. Home also has an attic fan for cooling, Let's go to the lower level and have opportunity for a recreation room, media room, playroom, workshop, gaming, etc. Still need more space, there is additional storage and utility area. Like the game of golf, take a seat at the common areas and watch some shots as golfers play the National. The home is located in the Parkhill school district featuring, award winning, Parkhill South schools.

Key facts

• 8,991 sq ft lot
• 2 garage spots
• Built 1975

Property features AI

Finance

• Other: Seller provides a home warranty (HWA)
• HOA & community: HOA present; fees cover trash and other services

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single family residence; Residential property; Side/side split floor plan; Not located in a flood plain
• Construction: Frame construction with vinyl siding; Composition roof; Finished basement with concrete floor, garage entrance and sump pump; Attic space
• Exterior features: Patio; City lot on a cul-de-sac

Interior

• Kitchen: Kitchen island; Marble and solid surface counters; Stainless steel appliances; Electric range; Microwave; Dishwasher; Disposal
• Bedrooms: 4 bedrooms (mostly located on the second and third levels)
• Flooring: Wood floors in main living areas; Carpet in bedrooms
• Bathrooms: 2 full bathrooms; Ceramic tile shower; Solid surface counters
• Heating & cooling: Forced air heating; Electric cooling; Attic fan
• Interior features: Ceiling fans; Custom cabinets; Stained cabinets; Kitchen island; Thermal windows
• Laundry & utility: Laundry room (in hall); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-430 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (31.9% below list).
• Recommended offer: $248k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: Graden Elem. (math 56% / reading 64%, grade B-, #120 of 1,115 statewide, top 11%, 475 students, 22% 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 26% FRL track the district average.
• 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 26d 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 $39k of equity ($3k loan paydown + $36k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $248,401 (31.9% 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 1975 — 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: 0.68% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $370,072
• 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	0.08mi	4/2.0	2,452 (+11%)	5mo	$354,000	$144	74
10100 NW Mirror Lake Ct	0.03mi	3/2.5 (-1)	2,076 (-6%)	10mo	$280,000	$135	73
10414 NW Mirror Lake Dr	0.22mi	4/3.0	2,420 (+9%)	7mo	$475,000	$196	64
7010 N Wheaton Ave	0.38mi	3/2.5 (-1)	2,153 (-3%)	9mo	$359,900	$167	63
9905 NW 68th Ter	0.22mi	4/2.0	1,947 (-12%)	9mo	$299,000	$154	62
9705 NW Hampton Woods Dr	0.25mi	3/3.0 (-1)	2,004 (-10%)	5mo	$340,000	$170	59
9730 Overhill Dr	0.29mi	3/2.0 (-1)	2,428 (+10%)	10mo	$318,000	$131	58
6414 NW High Dr	0.36mi	3/2.5 (-1)	2,052 (-7%)	12mo	$377,000	$184	54
10009 NW 70th Ct	0.36mi	3/2.5 (-1)	1,978 (-11%)	9mo	$339,000	$171	51
6508 NW Quail Run Dr	0.35mi	3/2.5 (-1)	1,993 (-10%)	13mo	$330,000	$166	49
9715 NW View Coves Dr	0.42mi	3/2.5 (-1)	2,022 (-9%)	12mo	$315,000	$156	49
6808 Pleasant View Dr	0.36mi	3/3.0 (-1)	1,888 (-15%)	10mo	$340,000	$180	41

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: 21.8%
• Equity multiple: 2.78×
• Total profit: $181,847
• Equity at exit: $328,821

10-year hold

• IRR: 20.5%
• Equity multiple: 6.69×
• Total profit: $581,954
• Equity at exit: $709,115

Cash invested: $102,200 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,484 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$326 /mo · $3,913/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-430

Break-even live

Break-even rent $3,028

Max offer price $289,060

Occupancy floor —

Sensitivity live

Price	-10% $-223	-5% $-327	+0% $-430	+5% $-533	+10% $-636
Rent	-10% $-626	-5% $-528	+0% $-430	+5% $-332	+10% $-234
Rate	-1.0pp $-246	-0.5pp $-337	base $-430	+0.5pp $-524	+1.0pp $-621

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: $91,250
• Closing costs: $10,950
• 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	0.24mi
6601 N National Dr Unit 5877 Parkville, MO	3.0	2.5	2150	$2,400	$1.12	25d	1	0.80mi
6601 N National Dr Unit 5856 Parkville, MO	3.0	2.5	2300	$2,400	$1.04	45d	1	0.80mi
8418 NW 68th St Kansas City, MO	3.0	1.5	1714	$2,141	$1.25	12d	1	0.93mi
5906 NW Harris Dr Kansas City, MO	3.0	3.0	1648	$2,321	$1.41	5d	1	1.27mi

Listing history 12 events

1. 2026-06-21
   days on market $365,000 Active 11 DOM
2. 2026-06-18
   days on market $365,000 Active 8 DOM
3. 2026-06-17
   days on market $365,000 Active 7 DOM
4. 2026-06-16
   days on market $365,000 Active 6 DOM
5. 2026-06-15
   days on market $365,000 Active 5 DOM
6. 2026-06-13
   days on market $365,000 Active 3 DOM
7. 2026-06-13
   statusdays on market $365,000 Active 2 DOM
8. 2026-06-09
   days on market $365,000 Coming Soon 7 DOM
9. 2026-06-08
   days on market $365,000 Coming Soon 6 DOM
10. 2026-06-07
    days on market $365,000 Coming Soon 5 DOM
11. 2026-06-03
    remarks 677-char remark
12. 2026-06-03
    listed $365,000 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: $3,913 · $326/mo
• Projected year-2 tax: $3,913 · $326/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: $29,808
• − Mortgage interest: −$20,446
• − Property taxes: −$3,913
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,385
• − Management: −$2,385
• − Depreciation: −$10,618
• Taxable loss: −$11,763
• Est. tax savings @ 24.0%: +$2,823
• After-tax cash flow: $-2,335/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

+59.4% since first listed

6 events — show timeline

• 2026-06-02 Coming Soon $365,000 Heartland MLS as Distributed by MLS Grid
• 2017-04-24 Sold (Public Records) — Public Records
• 2017-04-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-04-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-03-22 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-03-19 Listed $229,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $3,913 · +12.1% YoY. Source: county tax records.