7117 Mccoy St · Shawnee, KS 66227

$325,000

3 bd · 2.5 ba · 1,504 sqft · Townhouse public records · 2 Days on market

Built 2005 5,699 sqft lot Est $298k · 9% over $80/mo HOA · 3% 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).

• Cash flow +11.5/30.0
• Schools +4.8/10.0
• Livability +4.4/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• ARV discount +3.4/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept, townhome in a great location. Vaulted ceilings, full basement, backs up to green space. Easy for commute, jump on to K7 or 435 within just a couple minutes of your driveway!!

Key facts

• $80 HOA
• 2 garage spots
• Built 2005

Property features AI

Finance

• HOA & community: Willow Ridge HOA; Play area and trails; HOA provides lawn service, snow removal, curbside recycling and trash

Exterior

• Parking: Attached front-facing garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; 2-story; Public records for finished area
• Construction: Frame construction; Composition roof; Full basement with inside entrance
• Exterior features: Patio; Wood fencing; City lot; Cul-de-sac location; Not in a flood plain

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Kitchen/dining combo
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Luxury vinyl; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fans; Stained cabinets; Vaulted ceilings; Walk-in closets; Window coverings
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (15.9% below list).
• Recommended offer: $273k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Horizon Elementary (math 62% / reading 72%, grade B+, #31 of 684 statewide, top 6%, 372 students, 13% 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 10% FRL track the district average.
• Market conditions: 103 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $273,295 (15.9% 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. 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: 0.84% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $297,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22608 W 73rd St	0.23mi	2/2.5 (-1)	1,562 (+4%)	12mo	$350,000	$224	68
22802 W 72nd Ter	0.17mi	3/2.5	1,646 (+9%)	11mo	$325,000	$197	67
7355 Mccoy St	0.34mi	3/2.5	1,562 (+4%)	18mo	$300,000	$192	62
7342 Mccoy St	0.34mi	3/2.5	1,660 (+10%)	6mo	$315,000	$190	62
22526 W 72nd St	0.11mi	2/2.5 (-1)	1,340 (-11%)	13mo	$265,000	$198	61
7512 Mccoy St	0.51mi	3/2.5	1,662 (+10%)	7mo	$335,000	$202	53
22402 W 76th St	0.63mi	3/2.5	1,655 (+10%)	1mo	$399,000	$241	53
7620 Mccoy St	0.64mi	3/2.0	1,607 (+7%)	8mo	$315,000	$196	50
7114 Meadow View St	0.47mi	2/2.0 (-1)	1,606 (+7%)	12mo	$365,000	$227	50
7531 Anderson St	0.56mi	3/2.5	1,619 (+8%)	14mo	$305,000	$188	50
22708 W 73rd St	0.24mi	2/2.5 (-1)	1,314 (-13%)	19mo	$260,000	$198	47
22415 W 76th Ter	0.65mi	3/2.0	1,566 (+4%)	17mo	$315,000	$201	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-59,348
• Equity at exit: $48,459

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-60,139
• Equity at exit: $28,100

Cash invested: $91,000 (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 66227

• Home prices YoY: -25.7%
• Active inventory: 103
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,733 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$345 /mo · $4,141/yr
• Insurance: −$135
• HOA: −$80
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-106

Break-even live

Break-even rent $2,867

Max offer price $306,316

Occupancy floor 99%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22907 W 72nd Ter Shawnee, KS	4.0	4.0	2200	$2,695	$1.23	24d	1	0.24mi
6522 Noble St Shawnee, KS	3.0–4.0	2.5	1689	$2,200	$1.30	2d	1	0.99mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 9 events

1. 2026-05-31
   status $325,000 Pending 2 DOM
2. 2026-05-29
   listed $325,000 Active
3. 2026-05-27
   historical $325,000
4. 2015-11-30
   soldstatus
5. 2015-11-25
   soldstatus 185-char remark

   Show marketing remark (185 chars)

   Well kept, townhome in a great location. Vaulted ceilings, full basement, backs up to green space. Easy for commute, jump on to K7 or 435 within just a couple minutes of your driveway!!

6. 2015-10-20
   listed $169,900 185-char remark

   Show marketing remark (185 chars)

   Well kept, townhome in a great location. Vaulted ceilings, full basement, backs up to green space. Easy for commute, jump on to K7 or 435 within just a couple minutes of your driveway!!

7. 2013-10-21
   soldstatus
8. 2005-06-30
   soldstatus 288-char remark

   Show marketing remark (288 chars)

   All units have Magnificent Cabinetry w/ hidden hinges, full basements, Stucco Fronts, Tile Entry, Acrylic Exterior Paint, 30yr Comp Roof. No where else in JOCO at this price!! Models open daily Mon-Sat 11-5 and Sun 12-5. www. willowridgetownhomes. com Subdivision information 913-441-8400

9. 2004-09-01
   listed $179,900 288-char remark

   Show marketing remark (288 chars)

   All units have Magnificent Cabinetry w/ hidden hinges, full basements, Stucco Fronts, Tile Entry, Acrylic Exterior Paint, 30yr Comp Roof. No where else in JOCO at this price!! Models open daily Mon-Sat 11-5 and Sun 12-5. www. willowridgetownhomes. com Subdivision information 913-441-8400

ⓘ 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: $4,141 · $345/mo
• Projected year-2 tax: $4,582 · $382/mo
• Expected delta: +$442/yr (+$37/mo · 10.7%)

ⓘ 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: $32,795
• − Mortgage interest: −$18,205
• − Property taxes: −$4,141
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,624
• − Management: −$2,624
• − HOA: −$960
• − Depreciation: −$9,455
• Taxable loss: −$6,837
• Est. tax savings @ 24.0%: +$1,641
• After-tax cash flow: $372/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
• County: Johnson County · 574,662 people
• City population: 60,541
• Metro: Kansas City, MO-KS
• Population (ZIP): 9,595
• Household income: $139,883
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 14.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 4% English 4% Italian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -87.02%
• Current HPI: 251.8801
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+80.7% since first listed

8 events — show timeline

• 2026-05-29 Listed $325,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-27 Coming Soon $325,000 Heartland MLS as Distributed by MLS Grid
• 2015-11-30 Sold (Public Records) — Public Records
• 2015-11-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-10-20 Listed $169,900 Heartland MLS as Distributed by MLS Grid
• 2013-10-21 Sold (Public Records) — Public Records
• 2005-06-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-09-01 Listed $179,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $4,141 · +14.3% YoY. Source: county tax records.