6819 W 78th St · Overland Park, KS 66204

$319,900

4 bd · 2.0 ba · 1,542 sqft · SingleFamily public records · 7 Days on market

Built 1947 10,654 sqft lot Est $423k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special in a Prime Overland Park Location! This rare opportunity at 6819 W 78th Street offers tremendous upside for investors, flippers, or buyers looking to build equity. Featuring 4 bedrooms and a spacious floor plan, this property is ready for your vision and updates. Located in the heart of Overland Park, you'll appreciate the unbeatable access to shopping, dining, parks, schools, and major highways. With strong demand in the area and surrounding home values supporting renovation potential, this property presents an excellent opportunity for a great return on investment. Whether you're looking for your next fix-and-flip, rental property, or renovation project, this is a chance

Key facts

• Access to schools
• Access to parks
• Spacious floor plan

Tags

• SPACIOUS FLOOR PLAN
• UNBEATABLE ACCESS TO SHOPPING
• ACCESS TO DINING
• ACCESS TO PARKS
• ACCESS TO SCHOOLS
• ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Other: Above-grade finished area reported from public records; Below-grade finished area reported by appraiser
• Financial info: Annual tax amount listed (refer to listing for details)
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1.5-story floor plan
• Construction: Vinyl siding; Composition roof; Property age: 76–100 years
• Exterior features: Lot approximately 10,654 square feet; Not in a flood plain

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (air conditioning)
• Interior features: Full and partial finished basement; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-318 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (29.6% below list).
• Recommended offer: $225k (29.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Tomahawk Elem (math 32% / reading 52%, grade F, #273 of 684 statewide, top 45%, 290 students, 30% FRL); Indian Hills Middle (math 44% / reading 51%, grade C-, #8 of 219 statewide, top 3%, 850 students, 15% FRL); Shawnee Mission East High (math 40% / reading 46%, grade F, #10 of 327 statewide, top 3%, 1,697 students, 12% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 73 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 36% 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,188 (29.6% 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 1947 — 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: 0.70% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $422,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6517 W 77th Ter	0.21mi	3/1.5 (-1)	1,515 (-2%)	2mo	$329,900	$218	79
7933 Colonial Dr	0.37mi	3/2.0 (-1)	1,467 (-5%)	1mo	$465,000	$317	69
6108 W 76th Ter	0.54mi	3/2.0 (-1)	1,620 (+5%)	1mo	$409,900	$253	61
7832 Tomahawk Rd	0.44mi	3/1.5 (-1)	1,651 (+7%)	0mo	$379,000	$230	60
7925 Colonial Dr	0.36mi	3/1.5 (-1)	1,391 (-10%)	3mo	$350,000	$252	57
7651 Tomahawk Rd	0.67mi	3/2.0 (-1)	1,508 (-2%)	4mo	$500,000	$332	57
6401 W 80th Ter	0.44mi	3/2.0 (-1)	1,368 (-11%)	2mo	$375,000	$274	54
7725 Lamar Ave	0.39mi	3/2.0 (-1)	1,314 (-15%)	4mo	$225,000	$171	49
7841 Dearborn Dr	0.55mi	3/2.5 (-1)	1,380 (-10%)	5mo	$470,000	$341	46
7620 Tomahawk Rd	0.74mi	3/2.0 (-1)	1,440 (-7%)	7mo	$464,900	$323	44
5904 W 79th St	0.58mi	3/2.0 (-1)	1,722 (+12%)	7mo	$405,000	$235	43
8309 Travis Ln	0.65mi	3/2.0 (-1)	1,312 (-15%)	2mo	$365,000	$278	39

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: -21.7%
• Equity multiple: 0.24×
• Total profit: $-68,003
• Equity at exit: $47,698

10-year hold

• IRR: -11.9%
• Equity multiple: 0.24×
• Total profit: $-67,877
• Equity at exit: $27,659

Cash invested: $89,572 (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: 73
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,252 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$286 /mo · $3,434/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-318

Break-even live

Break-even rent $2,654

Max offer price $263,713

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-228	+0% $-318	+5% $-409	+10% $-499
Rent	-10% $-496	-5% $-407	+0% $-318	+5% $-229	+10% $-140
Rate	-1.0pp $-157	-0.5pp $-237	base $-318	+0.5pp $-401	+1.0pp $-485

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7512 Newton St Overland Park, KS	3.0	2.0	1295	$2,095	$1.62	25d	1	0.65mi
7109 Conser St Overland Park, KS	4.0	2.0	1706	$2,600	$1.52	9d	1	1.00mi
7335 Nall Ave Prairie Village, KS	4.0	2.0	1486	$2,695	$1.81	14d	1	1.05mi
7985 Antioch Rd Overland Park, KS	5.0	3.0	2196	$3,000	$1.37	9d	1	1.14mi
7329 Ash St Prairie Village, KS	3.0	2.0	1400	$4,750	$3.39	25d	1	1.16mi
8712 Marty Ln Overland Park, KS	5.0	2.0	2031	$2,521	$1.24	25d	1	1.17mi
8747 Broadmoor St Overland Park, KS	1.0–3.0	1.0–2.5	1187	$1,835	$1.55	25d	1	1.20mi
8640 Hadley St Overland Park, KS	3.0	2.0	1100	$1,925	$1.75	23d	1	1.38mi
9010 W 82nd St Overland Park, KS	3.0	1.0	1360	$2,179	$1.60	6d	1	1.42mi
7108 W 67th St Mission, KS	3.0	1.5	1176	$1,650	$1.40	18d	1	1.45mi
9128 W 78th St Overland Park, KS	3.0	2.0	1527	$1,745	$1.14	14d	1	1.46mi
9130 W 78th St Overland Park, KS	3.0	2.0	1527	$1,745	$1.14	19d	1	1.46mi

Listing history 7 events

1. 2026-06-21
   days on market $319,900 Active 7 DOM
2. 2026-06-18
   days on market $319,900 Active 4 DOM
3. 2026-06-17
   days on market $319,900 Active 3 DOM
4. 2026-06-16
   days on market $319,900 Active 2 DOM
5. 2026-06-16
   status $319,900 Active 1 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $319,900 Pending 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 KS · Resets to sale price

• Current annual tax: $3,434 · $286/mo
• Projected year-2 tax: $4,511 · $376/mo
• Expected delta: +$1,077/yr (+$90/mo · 31.4%)

ⓘ 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 ≥106°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: $27,023
• − Mortgage interest: −$17,919
• − Property taxes: −$3,434
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − Depreciation: −$9,306
• Taxable loss: −$9,560
• Est. tax savings @ 24.0%: +$2,294
• After-tax cash flow: $-1,522/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

2 events — show timeline

• 2026-06-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-06-11 Listed $319,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $3,434 · +11.7% YoY. Source: county tax records.