8909 W 81st St · Overland Park, KS 66204

$219,900

3 bd · 1.5 ba · 1,827 sqft · SingleFamily public records · 5 Days on market

Built 1955 10,586 sqft lot Est $382k · 42% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Crisp And Clean With New Stove, Dishwasher, Disposal, Paint, And Carpet. 1st Floor Fam Rm W/ Fireplace. New Exterior Paint. Great Covered Deck. Rec Rm W/ Fresh Paint , New Carpet , & 1/2 Bath. (Bsmt. Shower Exc. From Inspections). Furn & Ca 4 Years. Rs Andrews Home Warranty Provided By Seller. $50 Deductable.

Key facts

• Large living room
• Nice-sized kitchen
• Functional layout

Tags

• NICE-SIZED KITCHEN
• LARGE LIVING ROOM
• FUNCTIONAL LAYOUT
• RECREATION AREA

Property features AI

Finance

• Other: Living area approx. 2,002; Above-grade finished area approximately 1,452 (per public records); Below-grade finished area approximately 550 (estimated); Age: 51–75 years
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Attached property
• Construction: Wood siding; Composition roof
• Exterior features: Not in a flood plain; Located inside city limits

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (central)
• Interior features: Ranch floor plan; Basement (partial/other); Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.6% 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+, schools 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.
• Market conditions: Rents rising fast (+4.8%/yr); 72 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 35% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $7k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $381,843
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7909 Grandview St	0.24mi	4/2.0 (+1)	1,890 (+3%)	0mo	$395,000	$209	76
8812 W 82nd St	0.10mi	3/2.0	1,630 (-11%)	2mo	$395,000	$242	74
8915 W 81st St	0.01mi	4/2.0 (+1)	1,656 (-9%)	7mo	$285,000	$172	71
8817 W 82nd Ter	0.18mi	3/2.5	2,032 (+11%)	0mo	$365,000	$180	69
8412 England St	0.49mi	3/1.5	1,916 (+5%)	1mo	$259,900	$136	68
8101 Goodman St	0.48mi	3/2.0	1,868 (+2%)	7mo	$250,000	$134	66
8201 Antioch Rd	0.21mi	3/2.0	1,634 (-11%)	6mo	$375,000	$229	65
7800 Hardy St	0.66mi	3/2.0	1,856 (+2%)	0mo	$420,000	$226	64
9317 W 82nd St	0.30mi	3/2.0	1,622 (-11%)	4mo	$350,000	$216	62
9312 W 81st Ter	0.26mi	3/2.5	2,040 (+12%)	4mo	$399,000	$196	61
8100 Lowell Ave	0.64mi	4/2.0 (+1)	2,075 (+14%)	3mo	$339,950	$164	38
9609 W 83rd Ter	0.52mi	4/3.0 (+1)	1,552 (-15%)	4mo	$445,000	$287	37

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 · 4.79% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-16,781
• Equity at exit: $32,788

10-year hold

• IRR: 4.5%
• Equity multiple: 1.36×
• Total profit: $21,861
• Equity at exit: $19,013

Cash invested: $61,572 (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 66204

• Rents YoY: 4.8%
• Active inventory: 72
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$280 /mo · $3,357/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $231

Break-even live

Break-even rent $1,930

Max offer price $219,900

Occupancy floor 85%

Sensitivity live

Price	-10% $356	-5% $294	+0% $231	+5% $169	+10% $107
Rent	-10% $56	-5% $144	+0% $231	+5% $319	+10% $407
Rate	-1.0pp $342	-0.5pp $287	base $231	+0.5pp $174	+1.0pp $117

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9010 W 82nd St Overland Park, KS	3.0	1.0	1360	$2,179	$1.60	5d	1	0.08mi
9130 W 78th St Overland Park, KS	3.0	2.0	1527	$1,745	$1.14	18d	1	0.50mi
9128 W 78th St Overland Park, KS	3.0	2.0	1527	$1,745	$1.14	13d	1	0.50mi
8403 Carter St Overland Park, KS	2.0–3.0	1.0–2.0	1732	$4,750	$2.74	11d	1	0.60mi
9551 W 85th St Overland Park, KS	1.0–3.0	1.0–2.5	1026	$1,225	$1.19	13d	2	0.68mi
8100 Perry St Overland Park, KS	1.0–3.0	1.0–2.0	991	$1,850	$1.87	8d	10	0.69mi
8000 Perry St Overland Park, KS	1.0–3.0	1.0–2.0	998	$1,685	$1.69	2d	11	0.73mi
8342 Wedd St Overland Park, KS	1.0–3.0	1.0–2.0	1223	$1,455	$1.19	24d	1	0.77mi
7512 Newton St Overland Park, KS	3.0	2.0	1295	$2,095	$1.62	24d	1	1.04mi
7650 Goddard St Shawnee, KS	2.0	1.0–2.5	1225	$1,925	$1.57	15d	1	1.19mi
7405 W 74th St Overland Park, KS	3.0	3.0	2272	$3,100	$1.36	24d	1	1.28mi
7405 W 74th St Overland Park, KS	3.0	3.0	2272	$3,100	$1.36	15d	1	1.28mi
7106 Mastin St Unit 1 Shawnee, KS	3.0	3.5	1700	$2,300	$1.35	5d	1	1.40mi
6801 W 76th St Overland Park, KS	2.0	1.0–2.0	1300	$1,972	$1.52	24d	2	1.47mi
7109 Conser St Overland Park, KS	4.0	2.0	1706	$2,600	$1.52	8d	1	1.50mi

Listing history 5 events

1. 2026-05-20
   status Pending
2. 2026-05-15
   listed $219,900 Active
3. 2000-08-28
   soldstatus
4. 2000-08-25
   soldstatus 321-char remark

   Show marketing remark (321 chars)

   Crisp And Clean With New Stove, Dishwasher, Disposal, Paint, And Carpet. 1st Floor Fam Rm W/ Fireplace. New Exterior Paint. Great Covered Deck. Rec Rm W/ Fresh Paint , New Carpet , & 1/2 Bath. (Bsmt. Shower Exc. From Inspections). Furn & Ca 4 Years. Rs Andrews Home Warranty Provided By Seller. $50 Deductable.

5. 2000-07-02
   listed $123,950 321-char remark

   Show marketing remark (321 chars)

   Crisp And Clean With New Stove, Dishwasher, Disposal, Paint, And Carpet. 1st Floor Fam Rm W/ Fireplace. New Exterior Paint. Great Covered Deck. Rec Rm W/ Fresh Paint , New Carpet , & 1/2 Bath. (Bsmt. Shower Exc. From Inspections). Furn & Ca 4 Years. Rs Andrews Home Warranty Provided By Seller. $50 Deductable.

ⓘ 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: $3,357 · $280/mo
• Projected year-2 tax: $3,357 · $280/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 · 15 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: $26,673
• − Mortgage interest: −$12,318
• − Property taxes: −$3,357
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$6,397
• Taxable loss: −$766
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $2,961/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): 17,948
• Household income: $75,889
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 935.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 17% Two or more races 10% Black 7% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 2% Serbian 2% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 1% Arabic 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: ▼ -355.92%
• Current HPI: 266.5058
• Rent YoY: ▲ 4.79%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+77.4% since first listed

5 events — show timeline

• 2026-05-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Listed $219,900 Heartland MLS as Distributed by MLS Grid
• 2000-08-28 Sold (Public Records) — Public Records
• 2000-08-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-07-02 Listed $123,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.1%/yr

Latest (2025): $3,357 · -9.3% YoY. Source: county tax records.