5816 Whispering Oaks Ln · Parkville, MO 64152

$259,000

3 bd · 2.5 ba · 1,800 sqft · SingleFamily public records · 1 Days on market

Built 1976 0.36 ac lot Est $295k · 12% under $50/mo HOA · 2% of rent

---

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).

• Cash flow +15.1/30.0
• ARV discount +13.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this well-maintained split-entry home in the desirable Walnut Creek subdivision, located in the highly acclaimed Park Hill School District. Situated on arguably one of the best lots in the neighborhood, this home sits on a large, treed corner lot right next to the park, offering beautiful surroundings, extra green space, and a hard-to-beat location within the subdivision. This 3-bedroom, 2.5-bath home also features a spacious bonus room that could easily become a 4th bedroom with the addition of a closet. The home has been meticulously cared for and offers a wonderful opportunity for buyers to add their own style and updates over time. Recent exterior improvements include a brand

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1976

Property features AI

Finance

• HOA & community: Walnut Creek South Homeowners Association; HOA fee $50 per month

Exterior

• Parking: Attached garage facing side; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Split entry; Approximate living area: 1,800 (total); Above-grade finished area: 1,200; Below-grade finished area: 600; Age: 41–50 years
• Construction: Vinyl siding; Composition roof
• Exterior features: Metal fencing; Not in a flood plain

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Split entry floor plan; Basement with garage entrance; Basement fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (10.2% below list).
• Recommended offer: $233k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Platte County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 7.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $232,502 (10.2% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $295,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5912 NW Whispering Oaks Ln	0.10mi	3/2.5	1,775 (-1%)	7mo	$305,000	$172	87
5710 NW High Hill St	0.49mi	3/2.5	1,864 (+4%)	9mo	$289,000	$155	63
5527 NW Seminole Dr	0.48mi	3/3.0	1,956 (+9%)	2mo	$289,950	$148	60
5521 NW Seminole Dr	0.50mi	3/2.5	1,683 (-6%)	8mo	$310,000	$184	59
11005 Walnut Creek Dr	0.22mi	4/3.0 (+1)	2,025 (+12%)	4mo	$360,000	$178	58
10705 NW 58th St	0.48mi	4/2.5 (+1)	1,939 (+8%)	2mo	$279,000	$144	58
5510 NW Seminole Dr	0.47mi	3/3.0	1,936 (+8%)	9mo	$274,000	$142	56
10407 NW Crooked Rd	0.65mi	3/2.0	1,673 (-7%)	1mo	$275,000	$164	56
10401 NW 57th Ter	0.68mi	3/2.5	1,640 (-9%)	2mo	$324,000	$198	52
10307 NW 57 St	0.68mi	3/2.5	1,848 (+3%)	17mo	$285,000	$154	50
10604 NW Verlin Dr	0.54mi	4/3.0 (+1)	1,916 (+6%)	13mo	$315,000	$164	46
10230 NW 57th St	0.73mi	3/2.0	1,586 (-12%)	2mo	$314,900	$199	43

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: 26.7%
• Equity multiple: 3.15×
• Total profit: $156,254
• Equity at exit: $233,328

10-year hold

• IRR: 24.5%
• Equity multiple: 7.61×
• Total profit: $479,338
• Equity at exit: $503,180

Cash invested: $72,520 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,325 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$236 /mo · $2,835/yr
• Insurance: −$108
• HOA: −$50
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $84

Break-even live

Break-even rent $2,218

Max offer price $259,000

Occupancy floor 91%

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: $64,750
• Closing costs: $7,770
• 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	4d	1	0.11mi
6601 N National Dr Unit 5993 Parkville, MO	2.0	2.5	1850	$2,250	$1.22	24d	1	1.00mi
6601 N National Dr Unit 5856 Parkville, MO	3.0	2.5	2300	$2,400	$1.04	44d	1	1.00mi
6601 N National Dr Unit 5877 Parkville, MO	3.0	2.5	2150	$2,400	$1.12	24d	1	1.00mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 1 events

1. 2026-05-22
   historical $259,000

ⓘ 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: $2,835 · $236/mo
• Projected year-2 tax: $2,835 · $236/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: $27,900
• − Mortgage interest: −$14,508
• − Property taxes: −$2,835
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − HOA: −$600
• − Depreciation: −$7,535
• Taxable loss: −$3,336
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $1,813/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

1 event — show timeline

• 2026-05-22 Coming Soon $259,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $2,835 · +4.7% YoY. Source: county tax records.