6701 W 77th Ter · Overland Park, KS 66204

$250,000

4 bd · 2.0 ba · 1,908 sqft · SingleFamily public records · 1 Days on market

Built 1941 0.29 ac lot Est $437k · 43% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

Charming and well-loved 1.5-story home in the heart of Overland Park, offering a fantastic location with exceptional walkability to Downtown Overland Park, the Farmers Market, local dining, shops, parks, and year-round community events. Nestled beneath a beautiful mature tree canopy and located in the highly desirable Shawnee Mission School District, this home combines timeless character with everyday convenience. Inside, the bright and inviting living room features a cozy fireplace, an atrium window that fills the space with natural light, and direct access to the backyard. The formal dining room showcases built-in shelving integrated with an exposed red brick accent wall, adding warmth an

Key facts

• Mature tree canopy
• Bright living room
• Atrium window

Tags

• EXCEPTIONAL WALKABILITY
• MATURE TREE CANOPY
• BRIGHT LIVING ROOM
• COZY FIREPLACE
• ATRIUM WINDOW
• DIRECT ACCESS TO BACKYARD

Property features AI

Exterior

• Parking: Attached and detached garage options; 2-car garage
• Utilities: Public water; Public sewer; Cable available, fiber available, high-speed internet available
• Home design: Single family residence; 1.5-story floor plan; North-facing
• Construction: Vinyl siding; Composition roof; Approximately 76–100 years old; Below-grade finished area (basement) present
• Exterior features: Fixer-up opportunity; Partial fencing; City lot

Interior

• Kitchen: Cooktop; Built-in oven; Dishwasher; Garbage disposal; Pantry; Formal dining area
• Bedrooms: 4 bedrooms (some on second level, some on main level)
• Flooring: Carpet; Wood flooring
• Bathrooms: 2 full bathrooms; Main-level bathroom with shower over tub; Second-level bathroom with shower only
• Heating & cooling: Natural gas heating; Electric cooling (central air)
• Interior features: Ceiling fans; Smart thermostat; Window coverings; Finished basement with egress window(s); Gas-starter fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.9% 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) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 70 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% 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 $8k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,000

Questions for the listing agent

1. Built in 1941 — 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $436,932
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6701 W 77th Ter	0.00mi	4/2.0	2,106 (+10%)	0mo	$250,000	$119	82
7809 Lamar Ave	0.28mi	3/3.0 (-1)	1,992 (+4%)	5mo	$435,000	$218	66
5709 W 78th St	0.59mi	3/1.5 (-1)	1,904 (-0%)	0mo	$415,000	$218	65
7832 Tomahawk Rd	0.34mi	3/1.5 (-1)	1,651 (-14%)	0mo	$379,000	$230	55
7745 Reeds Rd	0.68mi	3/2.0 (-1)	1,985 (+4%)	4mo	$479,999	$242	53
8100 Beverly Dr	0.57mi	3/2.0 (-1)	1,782 (-7%)	6mo	$495,000	$278	52
7237 Floyd St	0.69mi	3/2.0 (-1)	2,009 (+5%)	4mo	$370,000	$184	51
5904 W 79th St	0.48mi	3/2.0 (-1)	1,722 (-10%)	7mo	$405,000	$235	51
7315 Dearborn St	0.71mi	3/2.0 (-1)	1,994 (+4%)	6mo	$399,000	$200	49
8025 Tomahawk Rd	0.53mi	3/3.5 (-1)	2,084 (+9%)	2mo	$525,000	$252	47
5919 W 74th St	0.64mi	3/2.0 (-1)	1,664 (-13%)	7mo	$339,000	$204	38
5715 W 81st St	0.72mi	4/2.0	1,634 (-14%)	6mo	$375,000	$229	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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-14,588
• Equity at exit: $37,276

10-year hold

• IRR: 6.2%
• Equity multiple: 1.50×
• Total profit: $34,999
• Equity at exit: $21,615

Cash invested: $70,000 (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 66204

• Rents YoY: 4.8%
• Active inventory: 70
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,611 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$316 /mo · $3,791/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $331

Break-even live

Break-even rent $2,191

Max offer price $250,000

Occupancy floor 82%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7405 W 74th St Overland Park, KS	3.0	3.0	2272	$3,100	$1.36	14d	1	0.67mi
7405 W 74th St Overland Park, KS	3.0	3.0	2272	$3,100	$1.36	23d	1	0.67mi
7512 Newton St Overland Park, KS	3.0	2.0	1295	$2,095	$1.62	23d	1	0.71mi
7335 Nall Ave Prairie Village, KS	4.0	2.0	1486	$2,695	$1.81	12d	1	0.92mi
7109 Conser St Overland Park, KS	4.0	2.0	1706	$2,600	$1.52	7d	1	0.99mi
7329 Ash St Prairie Village, KS	3.0	2.0	1400	$4,750	$3.39	23d	1	1.03mi
7985 Antioch Rd Overland Park, KS	5.0	3.0	2196	$3,000	$1.37	7d	1	1.26mi
8747 Broadmoor St Overland Park, KS	1.0–3.0	1.0–2.5	1187	$1,835	$1.55	23d	1	1.27mi
8712 Marty Ln Overland Park, KS	5.0	2.0	2031	$2,521	$1.24	23d	1	1.27mi
4412 W 77th Pl Prairie Village, KS	3.0	2.5	1620	$2,645	$1.63	21d	1	1.41mi

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-05-13
   listed $250,000 Active

ⓘ 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: $3,791 · $316/mo
• Projected year-2 tax: $3,791 · $316/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 ≥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: $31,327
• − Mortgage interest: −$14,004
• − Property taxes: −$3,791
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,506
• − Management: −$2,506
• − Depreciation: −$7,273
• Taxable loss: −$3
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $3,976/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

• 2026-05-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Listed $250,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2025): $3,791 · +10.3% YoY. Source: county tax records.