4709 W 75th St · Prairie Village, KS 66208

$385,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 167 Days on market

Built 1952 8,448 sqft lot Est $482k · 20% under $2/mo HOA

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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 +10.5/30.0
• Rent growth +4.6/5.0
• Livability +4.1/5.0
• Schools +3.8/10.0
• DSCR +3.0/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

REMEMBER THE SUMMER OF 2026 / "DON'T JUST DREAM IT. . OWN IT!! / AMAZING HOME IS PERFECT FOR FIRST TIME OWNERS and/or RELOCATORS TO KC metro area!! The most affordable home in all PV. You will get a completely remodeled gorgeous home with a "FINISHED BASEMENT" perfect man cave or lady den. Located in the heart of Prairie Village-KS is being "Sold As Is". Breath taking Two-tone modern siding (fiber cement with 25+ year manufacturer warranty) and New silent garage doors, New Thermal Windows and so much more. Inspections welcomed, but for information of the buyers only. Sellers to make no additional repairs. Imagine getting a Brand new, professionally Redesigned 4 Bedr

Key facts

• Quartz countertops
• New roof 25 yr warr
• Finished basement

Tags

• FINISHED BASEMENT
• TWO-TONE MODERN SIDING
• NEW THERMAL WINDOWS
• QUARTZ COUNTERTOPS
• QUARTZ TILE BACKSPLASH
• NEW ROOF 25 YR WARR

Property features AI

Finance

• Other: Lot about 8,448 square feet (per public records); Above-grade finished area and below-grade finished area reported by owner; Seller provides home warranty (America's Preff)
• HOA & community: Has HOA with $24 annual fee

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Attached property; One-story (ranch) design; Facing direction not specified
• Construction: Board & batten siding and concrete construction; Composition roof; Fiber cement used as a green feature; Home built approximately 51–75 years ago
• Exterior features: Corner lot location

Interior

• Kitchen: Appliances are energy-efficient
• Bedrooms: 4 bedrooms (some on first floor and some in basement)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling (central cooling present)
• Interior features: Ranch floor plan; Finished basement with egress window(s) and sump pump; 6 total rooms
• Laundry & utility: Home warranty provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $350k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (23.0% below list).
• Recommended offer: $296k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.6% in Prairie Village — 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 82/100 on livability (#7 in KS, #1,145 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, cost of living D+, commute F.
• 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: Briarwood Elem (math 66% / reading 72%, grade A-, #28 of 684 statewide, top 4%, 660 students, 19% 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 (+8.5%/yr); 173 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $3k of loan paydown is wiped out by about $12k 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 167 days — a 12% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $296,272 (23.0% 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 167 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $481,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4712 W 77th St	0.10mi	3/1.5	1,698 (+6%)	1mo	$429,500	$253	82
5006 W 72nd Ter	0.31mi	3/2.0	1,476 (-8%)	1mo	$445,000	$301	71
5407 W 72nd Ter	0.53mi	3/2.0	1,560 (-2%)	1mo	$495,000	$317	70
4908 W 71st St	0.55mi	3/2.0	1,648 (+3%)	0mo	$415,000	$252	69
3901 W 73rd Ter	0.56mi	3/2.0	1,555 (-3%)	0mo	$469,950	$302	69
7409 Ash St	0.32mi	4/2.0 (+1)	1,746 (+9%)	2mo	$499,000	$286	63
5401 W 72nd St	0.56mi	4/2.0 (+1)	1,672 (+4%)	1mo	$520,000	$311	61
5200 W 72nd St	0.49mi	3/2.0	1,445 (-10%)	1mo	$410,000	$284	60
4300 W 71st Ter	0.54mi	4/2.0 (+1)	1,492 (-7%)	1mo	$450,000	$302	58
7928 Juniper Dr	0.60mi	3/2.0	1,368 (-14%)	0mo	$535,000	$391	47
7812 Ash St	0.54mi	3/1.0	1,360 (-15%)	1mo	$327,500	$241	45
7301 Woodson St	0.74mi	3/3.0	1,752 (+10%)	2mo	$425,000	$243	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.45×
• Total profit: $-59,527
• Equity at exit: $57,405

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $2,868
• Equity at exit: $33,288

Cash invested: $107,800 (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 66208

• Rents YoY: 8.5%
• Active inventory: 173
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,963 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$360 /mo · $4,316/yr
• Insurance: −$160
• HOA: −$2
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-200

Break-even live

Break-even rent $3,216

Max offer price $349,583

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-92	+0% $-200	+5% $-309	+10% $-418
Rent	-10% $-435	-5% $-318	+0% $-200	+5% $-83	+10% $34
Rate	-1.0pp $-7	-0.5pp $-103	base $-200	+0.5pp $-300	+1.0pp $-402

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4412 W 77th Pl Prairie Village, KS	3.0	2.5	1620	$2,645	$1.63	23d	1	0.30mi
7329 Ash St Prairie Village, KS	3.0	2.0	1400	$4,750	$3.39	26d	1	0.41mi
4012 W 75th St Prairie Village, KS	4.0	2.0	1540	$2,650	$1.72	5d	1	0.43mi
7335 Nall Ave Prairie Village, KS	4.0	2.0	1486	$2,595	$1.75	0d	1	0.50mi
4300 W 71st Ter Prairie Village, KS	4.0	2.0	1492	$3,200	$2.14	10d	1	0.53mi
3902 W 72nd Ter Prairie Village, KS	3.0	2.0	1364	$2,724	$2.00	10d	1	0.59mi
7608 Mohawk St Prairie Village, KS	3.0	2.0	1796	$1,450	$0.81	17d	1	0.59mi
7701 Mohawk Dr Prairie Village, KS	4.0	2.0	1759	$2,895	$1.65	6d	1	0.71mi
8036 Reinhardt Ln Prairie Village, KS	3.0	1.5	1522	$2,640	$1.73	0d	1	1.01mi
6313 W 75th St Overland Park, KS	1.0–2.0	1.0	950	$3,586	$3.77	13d	1	1.09mi
6801 W 76th St Overland Park, KS	2.0	1.0–2.0	1300	$1,972	$1.52	26d	2	1.32mi
7632 Rainbow Dr Prairie Village, KS	3.0	1.0	1139	$1,900	$1.67	26d	1	1.36mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 50 events

1. 2026-06-22
   days on market $385,000 Active 167 DOM
2. 2026-06-21
   days on market $385,000 Active 166 DOM
3. 2026-06-18
   days on market $385,000 Active 163 DOM
4. 2026-06-17
   days on market $385,000 Active 162 DOM
5. 2026-06-16
   days on market $385,000 Active 161 DOM
6. 2026-06-15
   days on market $385,000 Active 160 DOM
7. 2026-06-13
   days on market $385,000 Active 158 DOM
8. 2026-06-13
   days on market $385,000 Active 157 DOM
9. 2026-06-09
   days on market $385,000 Active 154 DOM
10. 2026-06-08
    days on market $385,000 Active 153 DOM
11. 2026-06-07
    days on market $385,000 Active 152 DOM
12. 2026-06-05
    days on market $385,000 Active 149 DOM
13. 2026-06-03
    days on market $385,000 Active 148 DOM
14. 2026-06-02
    days on market $385,000 Active 147 DOM
15. 2026-06-01
    days on market $385,000 Active 146 DOM
16. 2026-05-31
    days on market $385,000 Active 145 DOM
17. 2026-04-29
    status Active
18. 2026-04-27
    historical
19. 2026-04-10
    price $385,000
20. 2026-01-04
    listed $394,000 Active
21. 2025-12-30
    historical
22. 2025-12-29
    status Active
23. 2025-12-29
    historical
24. 2025-06-26
    price $394,999
25. 2025-05-03
    listed $399,000 Active
26. 2024-09-19
    historical
27. 2024-08-13
    price $444,000
28. 2024-07-29
    price $454,000
29. 2024-07-12
    price $459,000
30. 2024-06-03
    listed $459,500 Active
31. 2024-05-31
    historical
32. 2024-05-25
    price $459,500
33. 2024-04-17
    price $469,500
34. 2024-03-15
    price $474,500
35. 2024-02-14
    price $479,500
36. 2024-01-19
    price $485,500
37. 2023-10-07
    listed $495,500 Active
38. 2023-06-15
    soldstatus
39. 2023-05-25
    soldstatus
40. 2023-04-19
    historical
41. 2023-04-15
    historical Active Under Contract
42. 2023-03-31
    listed $295,000 Active
43. 2020-08-07
    soldstatus
44. 2020-07-31
    soldstatus Closed
45. 2020-06-25
    historical Contingent - Accepting Backup Offers
46. 2020-06-24
    price $199,900
47. 2020-06-11
    price $219,900
48. 2020-06-09
    listed $229,900 Active
49. 2016-02-12
    soldstatus Sold
50. 2015-11-16
    listed $73,800

ⓘ 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: $4,316 · $360/mo
• Projected year-2 tax: $5,428 · $452/mo
• Expected delta: +$1,113/yr (+$93/mo · 25.8%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,553
• − Mortgage interest: −$21,566
• − Property taxes: −$4,316
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,844
• − Management: −$2,844
• − HOA: −$24
• − Depreciation: −$11,200
• Taxable loss: −$9,166
• Est. tax savings @ 24.0%: +$2,200
• After-tax cash flow: $-206/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 — Prairie Village

• Score: 82/100
• State rank: #7
• US rank: #1145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prairie Village, KS
• County: Johnson County · 574,662 people
• City population: 21,576
• Metro: Kansas City, MO-KS
• Population (ZIP): 21,576
• Household income: $124,000
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 259.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 3% · China, Canada
• Languages at home: 97% English-only · Spanish 1% Chinese 1% Other Indo-European 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: ▼ -419.92%
• Current HPI: 294.1982
• Rent YoY: ▲ 8.48%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+421.7% since first listed

36 events — show timeline

• 2026-04-29 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $385,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-04 Listed $394,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-12-29 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-12-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-26 Price Changed $394,999 Heartland MLS as Distributed by MLS Grid
• 2025-05-03 Listed $399,000 Heartland MLS as Distributed by MLS Grid
• 2024-09-19 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-08-13 Price Changed $444,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-29 Price Changed $454,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-12 Price Changed $459,000 Heartland MLS as Distributed by MLS Grid
• 2024-06-03 Listed $459,500 Heartland MLS as Distributed by MLS Grid
• 2024-05-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-05-25 Price Changed $459,500 Heartland MLS as Distributed by MLS Grid
• 2024-04-17 Price Changed $469,500 Heartland MLS as Distributed by MLS Grid
• 2024-03-15 Price Changed $474,500 Heartland MLS as Distributed by MLS Grid
• 2024-02-14 Price Changed $479,500 Heartland MLS as Distributed by MLS Grid
• 2024-01-19 Price Changed $485,500 Heartland MLS as Distributed by MLS Grid
• 2023-10-07 Listed $495,500 Heartland MLS as Distributed by MLS Grid
• 2023-06-15 Sold (Public Records) — Public Records
• 2023-05-25 Sold (Public Records) — Public Records
• 2023-04-19 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-04-15 Contingent — Heartland MLS as Distributed by MLS Grid
• 2023-03-31 Listed $295,000 Heartland MLS as Distributed by MLS Grid
• 2020-08-07 Sold (Public Records) — Public Records
• 2020-07-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-06-25 Contingent — Heartland MLS as Distributed by MLS Grid
• 2020-06-24 Price Changed $199,900 Heartland MLS as Distributed by MLS Grid
• 2020-06-11 Price Changed $219,900 Heartland MLS as Distributed by MLS Grid
• 2020-06-09 Listed $229,900 Heartland MLS as Distributed by MLS Grid
• 2016-02-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-11-16 Listed $73,800 Heartland MLS as Distributed by MLS Grid
• 2005-12-01 Sold (Public Records) — Public Records
• 2003-05-14 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $4,316 · +12.5% YoY. Source: county tax records.