6709 Eastside Dr · Parkville, MO 64152

$350,000

3 bd · 2.5 ba · 1,908 sqft · SingleFamily public records · 4 Days on market

Built 1968 0.35 ac lot Est $324k · 8% over

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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 +7.4/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• ARV discount +3.9/15.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Welcome to your dream home! This beautifully updated split-level is a true gem, situated among mature trees. The open floor plan creates a sense of spaciousness throughout the home. The kitchen is a culinary paradise, boasting a large center island, granite countertops, stainless steel appliances, and ample storage. The lower level offers additional living space. Great location, close to restaurants and shopping!

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1968

Property features AI

Finance

• Other: Living area approximately 1,908 total (including finished below-grade area); About 51–75 years old; Lot approximately 15,033 square feet

Exterior

• Parking: Attached built-in garage that faces front; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Split entry; Faces southwest
• Construction: Brick and wood siding exterior; Composition roof
• Exterior features: Patio; Partial fencing; Paved road access

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fans; Painted cabinets; Pantry; Smart thermostat; Finished basement; Split entry floor plan; Smoke detector(s)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (36.9% below list).
• Recommended offer: $221k (36.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $220,712 (36.9% 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 1968 — 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: 0.63% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.76
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $324,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6716 NW Lawson Ln	0.23mi	3/2.5	1,974 (+4%)	3mo	$315,000	$160	81
6448 NW Cross Rd	0.39mi	3/3.0	1,905 (-0%)	6mo	$450,000	$236	75
6808 Pleasant View Dr	0.40mi	3/3.0	1,888 (-1%)	10mo	$340,000	$180	69
6817 NW Pleasant View Dr	0.39mi	3/2.5	1,728 (-9%)	1mo	$299,000	$173	66
9705 NW Hampton Woods Dr	0.49mi	3/3.0	2,004 (+5%)	5mo	$340,000	$170	62
6518 NW Rock Garden Rd	0.46mi	3/3.0	1,980 (+4%)	10mo	$329,900	$167	62
6215 NW Pine Ridge Rd	0.67mi	4/2.5 (+1)	1,859 (-3%)	4mo	$375,000	$202	57
9905 NW 68th Ter	0.57mi	4/2.0 (+1)	1,947 (+2%)	9mo	$299,000	$154	55
6935 NW Blair Rd	0.60mi	4/2.0 (+1)	1,842 (-4%)	5mo	$335,000	$182	55
9715 NW View Coves Dr	0.65mi	3/2.5	2,022 (+6%)	12mo	$315,000	$156	50
8012 NW Cadwallader Rd	0.52mi	3/2.0	1,641 (-14%)	3mo	$269,000	$164	48
10100 NW Mirror Lake Ct	0.73mi	3/2.5	2,076 (+9%)	10mo	$280,000	$135	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: 21.4%
• Equity multiple: 2.75×
• Total profit: $171,188
• Equity at exit: $315,308

10-year hold

• IRR: 20.1%
• Equity multiple: 6.60×
• Total profit: $548,644
• Equity at exit: $679,973

Cash invested: $98,000 (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: 13.2×

Monthly cashflow live

• Estimated rent: $2,207 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$212 /mo · $2,544/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-450

Break-even live

Break-even rent $2,776

Max offer price $270,570

Occupancy floor —

Sensitivity live

Price	-10% $-252	-5% $-351	+0% $-450	+5% $-549	+10% $-648
Rent	-10% $-624	-5% $-537	+0% $-450	+5% $-362	+10% $-275
Rate	-1.0pp $-273	-0.5pp $-361	base $-450	+0.5pp $-540	+1.0pp $-633

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8418 NW 68th St Kansas City, MO	3.0	1.5	1714	$2,141	$1.25	12d	1	0.21mi
6905 NW 72nd Ter Kansas City, MO	3.0	1.0	1465	$2,000	$1.37	6d	1	1.37mi
8310 NW 77th Ter Kansas City, MO	4.0	2.5	1792	$2,399	$1.34	6d	1	1.39mi

Listing history 13 events

1. 2026-06-21
   days on market $350,000 Active 4 DOM
2. 2026-06-18
   statusdays on market $350,000 Active 1 DOM
3. 2026-06-17
   days on market $350,000 Coming Soon 16 DOM
4. 2026-06-16
   days on market $350,000 Coming Soon 15 DOM
5. 2026-06-15
   days on market $350,000 Coming Soon 14 DOM
6. 2026-06-13
   days on market $350,000 Coming Soon 12 DOM
7. 2026-06-13
   days on market $350,000 Coming Soon 11 DOM
8. 2026-06-09
   days on market $350,000 Coming Soon 8 DOM
9. 2026-06-08
   days on market $350,000 Coming Soon 7 DOM
10. 2026-06-07
    days on market $350,000 Coming Soon 6 DOM
11. 2026-06-03
    days on market $350,000 Coming Soon 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $350,000 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: $2,544 · $212/mo
• Projected year-2 tax: $3,395 · $283/mo
• Expected delta: +$851/yr (+$71/mo · 33.5%)

ⓘ 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: $26,485
• − Mortgage interest: −$19,605
• − Property taxes: −$2,544
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$10,182
• Taxable loss: −$11,833
• Est. tax savings @ 24.0%: +$2,840
• After-tax cash flow: $-2,556/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
• City population: 439,467
• 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

+250.0% since first listed

12 events — show timeline

• 2026-06-01 Coming Soon $350,000 Heartland MLS as Distributed by MLS Grid
• 2023-12-04 Sold (Public Records) — Public Records
• 2023-11-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-10-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-10-05 Listed $315,000 Heartland MLS as Distributed by MLS Grid
• 2020-05-11 Sold (Public Records) — Public Records
• 2020-04-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-03-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-03-25 Listed $250,000 Heartland MLS as Distributed by MLS Grid
• 2019-08-27 Sold (Public Records) — Public Records
• 2019-08-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-08-03 Listed $100,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $2,544 · +12.1% YoY. Source: county tax records.