10151 W 96th Ter · Overland Park, KS 66212

$150,000

3 bd · 2.0 ba · 1,370 sqft · Townhouse public records · 4 Days on market

Built 1972 3,484 sqft lot Est $237k · 37% under $210/mo HOA · 9% of rent

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Why this score? — see what drove the B+ 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Buyer Warranty Plan * Excellent Condition * Attached Garage Loads Of Green Space * Trees * Newer Kitchen * Beautiful Deck Fenced Patio * Better Location In Gramercy Park * Sprinkler & Security System * Lovely Pool & Club House * Furnace 1994 * * * Switzer To 96 Tr East 1 Blk To Oak Tree Court Sign Right

Key facts

• Community pool
• Cul de sac
• Club house

Tags

• CUL DE SAC
• COMMUNITY POOL
• CLUB HOUSE
• PRIVATE STREETS
• NEW DECK
• NEW FRONT DOOR

Property features AI

Finance

• Other: Above-grade finished area listed as public records; Below-grade finished area listed as public records
• HOA & community: Part of Gramercy Park Homes Association; Monthly HOA dues ($210) covering trash, curbside recycling and street maintenance; Community clubhouse and pool; Lawn and snow removal provided

Exterior

• Parking: Attached garage with garage door opener; garage faces front; 1 garage space
• Utilities: Public water; Public sewer; Cable available, fiber available, metro free telecom options
• Home design: Residential half-duplex (attached); Split-entry design; Home faces northwest
• Construction: Board & batten siding with brick trim and frame construction; Composition roof
• Exterior features: Deck; Wood fencing; Located on a cul-de-sac; Not in a flood plain

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms (upper and lower levels); Bedroom on lower level adjacent to family room
• Bathrooms: 2 full bathrooms (one upper, one lower)
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Split-entry floor plan; Finished daylight basement with inside entrance; Basement bedroom; Basement family room with fireplace; Living/dining combo; Eat-in kitchen
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.3% vs local median 3.9% in Overland Park — 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 80/100 on livability (#16 in KS, #1,851 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime B; Watch: health & safety C-, commute D+.
• Shawnee Mission Pub Schools (suburban): math 38% / reading 46% proficiency, ranked #22 of 169 in KS (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oak Park-Carpenter Elementary (math 64% / reading 66%, grade B+, #43 of 684 statewide, top 6%, 503 students, 23% FRL).
• Zoned-school proficiency averages 65% at this address vs 42% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Shawnee Mission Pub Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.9%/yr); 141 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,969 units permitted in Johnson County in 2024 (1,066 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y 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 $150,000

Questions for the listing agent

1. Built in 1972 — 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. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.41%
• DSCR: 1.64
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $237,010
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10151 W 96th Ter	0.00mi	3/2.0	1,370 (0%)	1mo	$150,000	$109	99
9692 Wedd St	0.07mi	3/2.0	1,236 (-10%)	1mo	$230,000	$186	80
10219 W 96th Ter	0.09mi	2/1.5 (-1)	1,452 (+6%)	8mo	$249,900	$172	72
9505 Perry Ln	0.22mi	2/1.5 (-1)	1,452 (+6%)	7mo	$242,000	$167	67
9624 Perry Ln Unit E	0.12mi	2/2.0 (-1)	1,168 (-15%)	2mo	$172,000	$147	63
9600 Perry Ln	0.16mi	3/2.5	1,560 (+14%)	12mo	$220,000	$141	58
10120 W 96th St Unit F	0.12mi	2/2.0 (-1)	1,168 (-15%)	12mo	$175,000	$150	55
10920 W 96th Pl	0.50mi	2/2.0 (-1)	1,257 (-8%)	13mo	$319,900	$254	47
9629 Reeder St	0.53mi	3/2.0	1,560 (+14%)	13mo	$375,000	$240	42
9415 Bluejacket St	0.59mi	2/2.0 (-1)	1,212 (-12%)	11mo	$217,500	$179	39
9819 Nieman Pl	0.66mi	2/2.5 (-1)	1,507 (+10%)	8mo	$350,000	$232	38
9337 Ballentine St	0.66mi	2/1.0 (-1)	1,184 (-14%)	13mo	$205,000	$173	27

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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.35×
• Total profit: $14,676
• Equity at exit: $22,365

10-year hold

• IRR: 20.4%
• Equity multiple: 3.00×
• Total profit: $83,993
• Equity at exit: $12,969

Cash invested: $42,000 (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 66212

• Rents YoY: 5.9%
• Active inventory: 141
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$787
• Tax from tax record: −$193 /mo · $2,316/yr
• Insurance: −$62
• HOA: −$210
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $504

Break-even live

Break-even rent $1,585

Max offer price $150,000

Occupancy floor 72%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9108 W 95th St Overland Park, KS	3.0	2.5	1632	$2,200	$1.35	10d	1	0.68mi
9010 W 101st St Overland Park, KS	3.0	1.0	950	$1,795	$1.89	17d	1	0.82mi
9160 W 103rd St Overland Park, KS	1.0–2.0	1.0–2.0	1052	$2,933	$2.79	10d	1	0.83mi
8900 W 102nd Ter Overland Park, KS	1.0–3.0	1.0–2.0	1312	$1,980	$1.51	7d	1	1.09mi
8211 W 97th St Overland Park, KS	4.0	2.5	1681	$2,295	$1.37	23d	1	1.16mi
9670 Halsey St Lenexa, KS	1.0–3.0	1.0–2.0	1025	$1,775	$1.73	23d	1	1.23mi
9301 Santa Fe Ln Overland Park, KS	1.0–2.0	1.0–2.0	982	$3,642	$3.71	10d	1	1.23mi
9436 Craig Dr Overland Park, KS	3.0	2.5	1848	$2,326	$1.26	23d	1	1.32mi
9634 W 87th St Overland Park, KS	2.0	2.5	1100	$1,475	$1.34	7d	4	1.35mi
8710 W 106th Ter Overland Park, KS	1.0–3.0	1.0–2.0	1110	$1,649	$1.49	21d	12	1.47mi

HOA detail

• Monthly dues: $210 · $2,520/yr
• Likely covers: poolsecurity

Listing history 4 events

1. 2026-05-08
   status Pending
2. 2026-05-04
   listed $150,000 Active
3. 1997-07-28
   soldstatus 322-char remark

   Show marketing remark (322 chars)

   * Buyer Warranty Plan * Excellent Condition * Attached Garage Loads Of Green Space * Trees * Newer Kitchen * Beautiful Deck Fenced Patio * Better Location In Gramercy Park * Sprinkler & Security System * Lovely Pool & Club House * Furnace 1994 * * * Switzer To 96 Tr East 1 Blk To Oak Tree Court Sign Right

4. 1997-06-05
   listed $89,950 322-char remark

   Show marketing remark (322 chars)

   * Buyer Warranty Plan * Excellent Condition * Attached Garage Loads Of Green Space * Trees * Newer Kitchen * Beautiful Deck Fenced Patio * Better Location In Gramercy Park * Sprinkler & Security System * Lovely Pool & Club House * Furnace 1994 * * * Switzer To 96 Tr East 1 Blk To Oak Tree Court Sign Right

ⓘ 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: $2,316 · $193/mo
• Projected year-2 tax: $2,316 · $193/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 ≥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: $26,679
• − Mortgage interest: −$8,402
• − Property taxes: −$2,316
• − Insurance: −$750
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − HOA: −$2,520
• − Depreciation: −$4,364
• Taxable income: $4,059
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $5,077/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: Shawnee Mission Pub Schools
• NCES district ID: 2011640
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $64,923
• Composite: 37.55/100
• National rank: #4391
• State rank: #22 of 169 in KS

Livability — Overland Park

• Score: 80/100
• State rank: #16
• US rank: #1851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Overland Park, KS
• County: Johnson County · 574,662 people
• City population: 180,138
• Metro: Kansas City, MO-KS
• Population (ZIP): 32,917
• Household income: $81,477
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1224.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Two or more races 9% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 6% Other Indo-European 1% Vietnamese 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: ▼ -268.56%
• Current HPI: 273.2798
• Rent YoY: ▲ 5.91%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+66.8% since first listed

4 events — show timeline

• 2026-05-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 1997-07-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1997-06-05 Listed $89,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $2,316 · +7.6% YoY. Source: county tax records.