5133 Woodland Dr · Shawnee, KS 66218

$600,000

6 bd · 6.0 ba · 3,020 sqft · MultiFamily public records · 26 Days on market

Built 2001 0.69 ac lot

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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).

• Cash flow +11.2/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +4.4/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

100% leased duplex. Rent can be raised on both sides. 5133 rented for $980/mo - moved in 03/10. 5135 rented at $1,199/mo - moved in 05/14 One renter has been there for over 4 years now. These units are large in size and have a great floor plan. These units are easy to rent with exposure off Woodland. All showings need to have at least a 72 hour advance notice for the residents. Call Agent for details.

Key facts

• 0.69 acre lot
• Garage
• Built 2001

Property features AI

Exterior

• Parking: Attached garage (has garage)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; 200+ amp electric service; Independent heating and air; Independent water heaters
• Home design: Duplex residential income property; 2 stories
• Construction: Wood siding; Composition roof
• Exterior features: Deck; Patio; Property not in a flood plain

Interior

• Kitchen: Kitchens include dishwasher, disposal, range/oven, microwave, refrigerator
• Bedrooms: Two 3-bedroom units
• Bathrooms: Each unit has 3 bathrooms
• Heating & cooling: Electric heating; Heat pump; Has cooling
• Interior features: Dishwasher, Disposal, Microwave, Refrigerator, Electric Range; Has basement
• Laundry & utility: Inside laundry in utility room; Individual washer and dryer in at least one unit; Hot water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative. Per door: $-114/mo.
• To cash-flow at today's rent, offer at most $560k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $471k (21.4% below list).
• Recommended offer: $471k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.2% in Shawnee — 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 87/100 on livability (#2 in KS, #276 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• De Soto (suburban): math 49% / reading 53% proficiency, ranked #3 of 169 in KS (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Clear Creek Elem (math 54% / reading 66%, grade B-, #69 of 684 statewide, top 10%, 537 students, 10% FRL); Mill Valley High School (math 41% / reading 40%, grade F, #19 of 327 statewide, top 6%, 1,355 students, 7% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: 44 active listings in the ZIP; 2,969 units permitted in Johnson County in 2024 (1,066 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Johnson County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($591k) is reasonable based on typical stale-listing flexibility.

Recommended offer $471,300 (21.4% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.33×
• Total profit: $-111,746
• Equity at exit: $89,462

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-116,140
• Equity at exit: $51,877

Cash invested: $168,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kansas: 83 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; moderate court pace.

Methodology + full state rankings →

ZIP-level market 66218

• Home prices YoY: -28.8%
• Active inventory: 44
• Price-to-rent: 21.2×

Monthly cashflow live

• Estimated rent: $4,713 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$554 /mo · $6,648/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$990
• Net cashflow: $-227

Break-even live

Break-even rent $5,001

Max offer price $559,864

Occupancy floor 100%

Sensitivity live

Price	-10% $112	-5% $-57	+0% $-227	+5% $-397	+10% $-567
Rent	-10% $-600	-5% $-413	+0% $-227	+5% $-41	+10% $145
Rate	-1.0pp $75	-0.5pp $-75	base $-227	+0.5pp $-383	+1.0pp $-541

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$4,714
Total (2 units)			$4,713

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $600,000 Active 26 DOM
2. 2026-06-18
   days on market $600,000 Active 23 DOM
3. 2026-06-17
   days on market $600,000 Active 22 DOM
4. 2026-06-16
   days on market $600,000 Active 21 DOM
5. 2026-06-15
   days on market $600,000 Active 20 DOM
6. 2026-06-13
   days on market $600,000 Active 18 DOM
7. 2026-06-13
   days on market $600,000 Active 17 DOM
8. 2026-06-09
   days on market $600,000 Active 14 DOM
9. 2026-06-08
   days on market $600,000 Active 13 DOM
10. 2026-06-07
    days on market $600,000 Active 12 DOM
11. 2026-06-03
    days on market $600,000 Active 8 DOM
12. 2026-06-02
    days on market $600,000 Active 7 DOM
13. 2026-06-01
    days on market $600,000 Active 6 DOM
14. 2026-05-31
    days on market $600,000 Active 5 DOM
15. 2026-05-21
    historical $600,000
16. 2015-03-07
    soldstatus 406-char remark

    Show marketing remark (406 chars)

    100% leased duplex. Rent can be raised on both sides. 5133 rented for $980/mo - moved in 03/10. 5135 rented at $1,199/mo - moved in 05/14 One renter has been there for over 4 years now. These units are large in size and have a great floor plan. These units are easy to rent with exposure off Woodland. All showings need to have at least a 72 hour advance notice for the residents. Call Agent for details.

17. 2014-06-25
    listed $285,000 406-char remark

    Show marketing remark (406 chars)

    100% leased duplex. Rent can be raised on both sides. 5133 rented for $980/mo - moved in 03/10. 5135 rented at $1,199/mo - moved in 05/14 One renter has been there for over 4 years now. These units are large in size and have a great floor plan. These units are easy to rent with exposure off Woodland. All showings need to have at least a 72 hour advance notice for the residents. Call Agent for details.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KS · Resets to sale price

• Current annual tax: $6,648 · $554/mo
• Projected year-2 tax: $8,460 · $705/mo
• Expected delta: +$1,812/yr (+$151/mo · 27.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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: $56,556
• − Mortgage interest: −$33,609
• − Property taxes: −$6,648
• − Insurance: −$3,000
• − Repairs & maintenance: −$4,524
• − Management: −$4,524
• − Depreciation: −$17,455
• Taxable loss: −$13,205
• Est. tax savings @ 24.0%: +$3,169
• After-tax cash flow: $443/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: De Soto
• NCES district ID: 2005490
• Math proficiency: 49% ▼ -1.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $96,361
• Composite: 48.04/100
• National rank: #2192
• State rank: #3 of 169 in KS

Livability — Shawnee

• Score: 87/100
• State rank: #2
• US rank: #276

Category grades

Amenities A- Commute A+ Cost of living B+ Crime C+ Employment A+ Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawnee, KS
• City population: 60,541
• Population (ZIP): 8,796

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 663,396 people
• By 2030: 702,585 · +5.9%
• By 2040: 775,386 · +16.9%
• By 2050: 841,772 · +26.9%
• By 2075: 994,137 · +49.9%
• By 2100: 1,073,036 · +61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Iranian 3% Romanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Other Indo-European 2% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Johnson

• 2024 margin: Lean D (+8.5) · D 53.4% · R 44.9% · Other 1.8%
• 2008→2024 swing: +17.5pp toward D · 2008: -9.0pp · 2024: 8.5pp
• All cycles: 2024: D+8.5 2020: D+8.2 2016: R+2.7 2012: R+17.8 2008: R+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.05%
• Current HPI: 237.3018
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+110.5% since first listed

3 events — show timeline

• 2026-05-21 Coming Soon $600,000 Heartland MLS as Distributed by MLS Grid
• 2015-03-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-06-25 Listed $285,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $6,648 · +9.8% YoY. Source: county tax records.