9569 Outlook Dr · Overland Park, KS 66207

$219,950

3 bd · 2.5 ba · 1,744 sqft · Townhouse public records · 49 Days on market

Built 1966 684 sqft lot Est $249k · 12% under $585/mo HOA · 24% 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).

• ARV discount +12.8/15.0
• Cash flow +11.0/30.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nall Hills. Great Location, 3-Bedroom 2.5-Bath Condo. Close to shops and walking distance to all schools. New carpet throughout, fresh paint throughout, new bathroom counter tops, new toilets, new window blinds and very nice Kitchen. Basement has a laundry area and plenty of additional living space/storage. 2 carport spaces assigned to this unit with 2 Guest spots on each end of parking lot. Clubhouse & swimming pool for summertime fun! PLEASE remove your shoes or wear booties provided!

Key facts

• $585 HOA
• Community pool
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (7.5% below list).
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $203k (7.5% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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: John Diemer Elem (math 56% / reading 62%, grade B-, #81 of 684 statewide, top 12%, 401 students, 35% FRL).
• Zoned-school proficiency averages 59% at this address vs 42% district-wide (+17 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 (+4.7%/yr); 61 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• It's been on market 49 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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: HOA is 24% of rent.

Recommended offer $203,419 (7.5% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.09% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $249,392
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9569 Outlook Dr	0.00mi	3/2.5	1,744 (0%)	1mo	$219,950	$126	100
9577 Outlook St	0.02mi	3/2.5	1,884 (+8%)	5mo	$235,000	$125	82
9599 Outlook Dr	0.03mi	3/2.5	1,861 (+7%)	10mo	$255,000	$137	79
5736 W 97th St	0.12mi	3/2.5	1,599 (-8%)	2mo	$249,950	$156	79
9573 Outlook Dr	0.01mi	3/2.5	1,644 (-6%)	15mo	$265,000	$161	78
5706 W 97th St	0.13mi	3/2.5	1,568 (-10%)	5mo	$215,000	$137	73
5700 W 97th St	0.14mi	2/1.5 (-1)	1,526 (-12%)	1mo	$210,000	$138	62
5638 W 97th St	0.13mi	2/1.5 (-1)	1,536 (-12%)	16mo	$220,000	$143	52
9100 Lamar Ave #107	0.67mi	2/2.0 (-1)	1,827 (+5%)	3mo	$699,950	$383	52
5612 W 97 St	0.14mi	2/1.5 (-1)	1,536 (-12%)	23mo	$219,000	$143	45
9100 Lamar Ave #104	0.67mi	3/2.0	1,995 (+14%)	12mo	$565,000	$283	33

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 · 4.68% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.40×
• Total profit: $-37,171
• Equity at exit: $32,795

10-year hold

• IRR: -4.8%
• Equity multiple: 0.65×
• Total profit: $-21,287
• Equity at exit: $19,017

Cash invested: $61,586 (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 66207

• Rents YoY: 4.7%
• Active inventory: 61
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,391 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$153 /mo · $1,832/yr
• Insurance: −$92
• HOA: −$585
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-94

Break-even live

Break-even rent $2,510

Max offer price $203,419

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: $54,988
• Closing costs: $6,598
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9550 Ash St Overland Park, KS	2.0	1.0–2.5	1012	$2,192	$2.16	2d	11	0.34mi
9300 Outlook Dr Overland Park, KS	3.0	2.0	1570	$2,600	$1.66	14d	1	0.36mi
9514 Glenwood St Overland Park, KS	3.0	2.5	1700	$2,295	$1.35	7d	1	0.53mi
4851 Meadowbrook Pkwy Prairie Village, KS	3.0	1.0–3.0	1097	$5,043	$4.60	3d	17	0.73mi
8833 Glenwood Ct Overland Park, KS	2.0	2.0	1100	$1,350	$1.23	21d	1	1.07mi
4120 W 94th Ter Prairie Village, KS	1.0–3.0	1.0–2.0	1345	$2,830	$2.10	1d	17	1.09mi
8747 Broadmoor St Overland Park, KS	1.0–3.0	1.0–2.5	1187	$1,835	$1.55	23d	1	1.19mi
9152 Foster St Overland Park, KS	1.0–3.0	1.0–2.5	1123	$1,887	$1.68	23d	1	1.21mi
9827 Mission Rd Leawood, KS	4.0	2.5	1978	$2,481	$1.25	21d	1	1.28mi
5020 Indian Creek Pkwy Overland Park, KS	1.0–2.0	1.0–2.0	962	$2,257	$2.34	1d	24	1.32mi
9436 Craig Dr Overland Park, KS	3.0	2.5	1848	$2,326	$1.26	23d	1	1.41mi

HOA detail

• Monthly dues: $585 · $7,020/yr
• Likely covers: pool

Listing history 20 events

1. 2026-04-27
   status Pending
2. 2026-04-08
   price $219,950
3. 2026-03-09
   listed $230,000 Active
4. 2026-03-07
   historical $230,000
5. 2025-11-11
   historical
6. 2025-09-30
   price $230,000
7. 2025-09-18
   listed $240,000 Active
8. 2025-09-17
   historical
9. 2019-03-08
   soldstatus
10. 2019-03-06
    soldstatus Sold 497-char remark

    Show marketing remark (497 chars)

    Nall Hills. Great Location, 3-Bedroom 2.5-Bath Condo. Close to shops and walking distance to all schools. New carpet throughout, fresh paint throughout, new bathroom counter tops, new toilets, new window blinds and very nice Kitchen. Basement has a laundry area and plenty of additional living space/storage. 2 carport spaces assigned to this unit with 2 Guest spots on each end of parking lot. Clubhouse & swimming pool for summertime fun! PLEASE remove your shoes or wear booties provided!

11. 2019-02-06
    status Pending 497-char remark

    Show marketing remark (497 chars)

    Nall Hills. Great Location, 3-Bedroom 2.5-Bath Condo. Close to shops and walking distance to all schools. New carpet throughout, fresh paint throughout, new bathroom counter tops, new toilets, new window blinds and very nice Kitchen. Basement has a laundry area and plenty of additional living space/storage. 2 carport spaces assigned to this unit with 2 Guest spots on each end of parking lot. Clubhouse & swimming pool for summertime fun! PLEASE remove your shoes or wear booties provided!

12. 2019-01-23
    historical Contingent - Accepting Backup Offers 497-char remark

    Show marketing remark (497 chars)

    Nall Hills. Great Location, 3-Bedroom 2.5-Bath Condo. Close to shops and walking distance to all schools. New carpet throughout, fresh paint throughout, new bathroom counter tops, new toilets, new window blinds and very nice Kitchen. Basement has a laundry area and plenty of additional living space/storage. 2 carport spaces assigned to this unit with 2 Guest spots on each end of parking lot. Clubhouse & swimming pool for summertime fun! PLEASE remove your shoes or wear booties provided!

13. 2019-01-05
    price $145,500 497-char remark

    Show marketing remark (497 chars)

    Nall Hills. Great Location, 3-Bedroom 2.5-Bath Condo. Close to shops and walking distance to all schools. New carpet throughout, fresh paint throughout, new bathroom counter tops, new toilets, new window blinds and very nice Kitchen. Basement has a laundry area and plenty of additional living space/storage. 2 carport spaces assigned to this unit with 2 Guest spots on each end of parking lot. Clubhouse & swimming pool for summertime fun! PLEASE remove your shoes or wear booties provided!

14. 2018-12-26
    listed $149,500 Active 497-char remark

    Show marketing remark (497 chars)

    Nall Hills. Great Location, 3-Bedroom 2.5-Bath Condo. Close to shops and walking distance to all schools. New carpet throughout, fresh paint throughout, new bathroom counter tops, new toilets, new window blinds and very nice Kitchen. Basement has a laundry area and plenty of additional living space/storage. 2 carport spaces assigned to this unit with 2 Guest spots on each end of parking lot. Clubhouse & swimming pool for summertime fun! PLEASE remove your shoes or wear booties provided!

15. 2009-10-15
    historical
16. 2009-01-15
    historical
17. 2009-01-15
    listed $89,900
18. 2008-08-25
    listed $115,000
19. 2007-11-15
    listed $139,900
20. 2006-07-31
    soldstatus

ⓘ 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: $1,832 · $153/mo
• Projected year-2 tax: $3,101 · $258/mo
• Expected delta: +$1,269/yr (+$106/mo · 69.3%)

ⓘ 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 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: $28,697
• − Mortgage interest: −$12,321
• − Property taxes: −$1,832
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − HOA: −$7,020
• − Depreciation: −$6,399
• Taxable loss: −$4,566
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $-27/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): 15,739
• Household income: $125,153
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 305.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 2% Chinese 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: ▼ -286.42%
• Current HPI: 274.6822
• Rent YoY: ▲ 4.68%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+57.2% since first listed

20 events — show timeline

• 2026-04-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $219,950 Heartland MLS as Distributed by MLS Grid
• 2026-03-09 Listed $230,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-07 Coming Soon $230,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $230,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-18 Listed $240,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-17 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2019-03-08 Sold (Public Records) — Public Records
• 2019-03-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-02-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-01-23 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-01-05 Price Changed $145,500 Heartland MLS as Distributed by MLS Grid
• 2018-12-26 Listed $149,500 Heartland MLS as Distributed by MLS Grid
• 2009-10-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-01-15 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 2009-01-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-08-25 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2007-11-15 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 2006-07-31 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,832 · +3.8% YoY. Source: county tax records.