8314 Mackey St · Overland Park, KS 66212

$217,000

2 bd · 1.5 ba · 1,202 sqft · MultiFamily public records · 4 Days on market

Built 1965 3,335 sqft lot $180/mo HOA · 12% of rent

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Why this score? — see what drove the B 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

IMMACULATE & READY FOR QUICK CLOSING. NICE FLR PLAN. PRETTY FRPLC IN LIV RM & LL FAM RM BOTH W/ AS LOGS. HALF BATH ON LL OFF FAM RM. FRESH PAINT IN ALL ROOMS/CARPET GOOD COND & PROF CLEANED. ENTER PATIO THRU SLIDER IN LIV RM. LOTS OF TREES & AMPLE GUEST PARKING. 8316 ALSO FOR SALE A DEAL FOR BOTH SIDES! SELLER PREFERS TO SELL AS DUPLEX. MOTIVATED! UPDATED CLUBHOUSE, WONDERFUL LOCATION CLOSE TO POPULAR DOWNTOWN OVERLAND PARK.

Key facts

• $180 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath multifamily listed at $217k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $217k).
• Cap rate 10.6% 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+, 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: Overland Park Elem (math 26% / reading 32%, grade F, #502 of 684 statewide, top 73%, 401 students, 56% FRL); Westridge Middle (math 15% / reading 23%, grade F, #159 of 219 statewide, top 73%, 811 students, 58% FRL) — zoned schools average 57% FRL vs 29% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 42% district-wide (-18 pts) — the specific schools serving this property underperform the Shawnee Mission Pub Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.9%/yr); 142 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 44% of the median local income ($81k/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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $61k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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.

Recommended offer $217,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.40×
• Total profit: $24,113
• Equity at exit: $32,355

10-year hold

• IRR: 21.3%
• Equity multiple: 3.07×
• Total profit: $125,534
• Equity at exit: $18,762

Cash invested: $60,760 (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 66212

• Rents YoY: 5.9%
• Active inventory: 142
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $3,019 high
• Mortgage (P&I): −$1,138
• Tax from tax record: −$190 /mo · $2,285/yr
• Insurance: −$90
• HOA: −$180
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $786

Break-even live

Break-even rent $2,024

Max offer price $217,000

Occupancy floor 69%

Sensitivity live

Price	-10% $909	-5% $848	+0% $786	+5% $725	+10% $663
Rent	-10% $548	-5% $667	+0% $786	+5% $905	+10% $1,025
Rate	-1.0pp $895	-0.5pp $841	base $786	+0.5pp $730	+1.0pp $673

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,018
Total (2 units)			$3,019

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: $54,250
• Closing costs: $6,510
• Reserves months: —
• Total cash needed: —

Rent comps 36 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	6d	1	0.38mi
8309 Santa Fe Ln Overland Park, KS	2.0	1.0	808	$1,495	$1.85	25d	1	0.41mi
8640 Hadley St Overland Park, KS	3.0	2.0	1100	$1,925	$1.75	23d	1	0.41mi
8309 Lowell Ave Unit 3 Overland Park, KS	2.0	1.0	800	$1,350	$1.69	6d	1	0.45mi
8309 Lowell Ave Unit 1 Overland Park, KS	1.0	1.0	800	$1,190	$1.49	9d	1	0.45mi
8325 Lowell Ave Unit 6 Overland Park, KS	2.0	1.0	900	$1,195	$1.33	9d	1	0.45mi
7801 W 83rd St Overland Park, KS	1.0–2.0	1.0–2.0	875	$1,450	$1.66	9d	3	0.47mi
8316 Robinson St Unit 4 Overland Park, KS	2.0	1.0	800	$1,350	$1.69	25d	1	0.47mi
8300 Robinson St Apt 2 Overland Park, KS	2.0	2.0	950	$1,450	$1.53	25d	1	0.48mi
8400 Robinson St Overland Park, KS	1.0	1.0	700	$950	$1.36	6d	1	0.49mi
8441 Robinson St Overland Park, KS	2.0	1.5	950	$1,290	$1.36	4d	1	0.56mi
7903 Grandview St Overland Park, KS	2.0	1.0	972	$1,295	$1.33	25d	1	0.61mi
9400 W 81st St Overland Park, KS	2.0	1.0	1050	$1,345	$1.28	14d	1	0.62mi
9400 W 81st St Overland Park, KS	1.0	1.0	824	$1,095	$1.33	25d	1	0.62mi
9410 W 81st St Overland Park, KS	1.0	1.0	800	$1,095	$1.37	6d	1	0.62mi
8403 Carter St Overland Park, KS	2.0–3.0	1.0–2.0	1732	$1,759	$1.02	12d	1	0.66mi
9551 W 85th St Overland Park, KS	1.0–3.0	1.0–2.5	1026	$1,185	$1.15	14d	2	0.70mi
9213 W 79th St Overland Park, KS	1.0–2.0	1.0–2.0	906	$1,295	$1.43	3d	11	0.71mi
8241 Riley St Overland Park, KS	2.0	2.0	1128	$2,200	$1.95	6d	1	0.76mi
9301 Santa Fe Ln Overland Park, KS	1.0–2.0	1.0–2.0	982	$3,642	$3.71	12d	1	0.76mi
9634 W 87th St Overland Park, KS	2.0	2.5	1100	$1,475	$1.34	9d	4	0.78mi
7819 Carter St Overland Park, KS	1.0–2.0	1.0–1.5	850	$1,175	$1.38	25d	1	0.90mi
8342 Wedd St Overland Park, KS	1.0–3.0	1.0–2.0	1223	$1,245	$1.02	25d	1	0.91mi
7201 W 80th St Overland Park, KS	1.0–2.0	1.0–2.0	869	$2,646	$3.04	5d	4	0.92mi
8100 Perry St Overland Park, KS	1.0–3.0	1.0–2.0	991	$1,575	$1.59	9d	10	0.93mi
7843 Riley St Overland Park, KS	1.0–2.0	1.0	726	$1,934	$2.66	3d	49	0.96mi
9526 W 78th St Overland Park, KS	2.0	2.0	1145	$1,800	$1.57	22d	1	0.99mi
8000 Perry St Overland Park, KS	1.0–3.0	1.0–2.0	998	$1,418	$1.42	3d	11	1.02mi
7512 Newton St Overland Park, KS	3.0	2.0	1295	$2,095	$1.62	25d	1	1.13mi
7525 Conser St Overland Park, KS	2.0	1.0	768	$1,850	$2.41	25d	1	1.14mi
8747 Broadmoor St Overland Park, KS	1.0–3.0	1.0–2.5	1187	$1,370	$1.15	25d	1	1.24mi
9152 Foster St Overland Park, KS	1.0–3.0	1.0–2.5	1123	$1,471	$1.31	25d	1	1.26mi
8833 Glenwood Ct Overland Park, KS	2.0	2.0	1100	$1,350	$1.23	23d	1	1.35mi
6801 W 76th St Overland Park, KS	2.0	1.0–2.0	1300	$1,972	$1.52	25d	2	1.44mi
7700 W 95th St Overland Park, KS	1.0–2.0	1.0–2.0	700	$3,097	$4.42	12d	1	1.49mi
7350 Kings Cove Dr Merriam, KS	2.0	1.0–2.0	746	$1,449	$1.94	25d	1	1.49mi

HOA detail

• Monthly dues: $180 · $2,160/yr

Listing history 7 events

1. 2026-05-22
   soldstatus Closed
2. 2026-04-25
   status Pending
3. 2026-04-22
   listed $217,000 Active
4. 2026-04-08
   historical $217,000
5. 2008-09-30
   soldstatus 452-char remark

   Show marketing remark (452 chars)

   IMMACULATE & READY FOR QUICK CLOSING. NICE FLR PLAN. PRETTY FRPLC IN LIV RM & LL FAM RM BOTH W/ AS LOGS. HALF BATH ON LL OFF FAM RM. FRESH PAINT IN ALL ROOMS/CARPET GOOD COND & PROF CLEANED. ENTER PATIO THRU SLIDER IN LIV RM. LOTS OF TREES & AMPLE GUEST PARKING. 8316 ALSO FOR SALE A DEAL FOR BOTH SIDES! SELLER PREFERS TO SELL AS DUPLEX. MOTIVATED! UPDATED CLUBHOUSE, WONDERFUL LOCATION CLOSE TO POPULAR DOWNTOWN OVERLAND PARK.

6. 2008-09-30
   soldstatus

   Show marketing remark (452 chars)

   IMMACULATE & READY FOR QUICK CLOSING. NICE FLR PLAN. PRETTY FRPLC IN LIV RM & LL FAM RM BOTH W/ AS LOGS. HALF BATH ON LL OFF FAM RM. FRESH PAINT IN ALL ROOMS/CARPET GOOD COND & PROF CLEANED. ENTER PATIO THRU SLIDER IN LIV RM. LOTS OF TREES & AMPLE GUEST PARKING. 8316 ALSO FOR SALE A DEAL FOR BOTH SIDES! SELLER PREFERS TO SELL AS DUPLEX. MOTIVATED! UPDATED CLUBHOUSE, WONDERFUL LOCATION CLOSE TO POPULAR DOWNTOWN OVERLAND PARK.

7. 2008-08-03
   listed $115,000 452-char remark

   Show marketing remark (452 chars)

   IMMACULATE & READY FOR QUICK CLOSING. NICE FLR PLAN. PRETTY FRPLC IN LIV RM & LL FAM RM BOTH W/ AS LOGS. HALF BATH ON LL OFF FAM RM. FRESH PAINT IN ALL ROOMS/CARPET GOOD COND & PROF CLEANED. ENTER PATIO THRU SLIDER IN LIV RM. LOTS OF TREES & AMPLE GUEST PARKING. 8316 ALSO FOR SALE A DEAL FOR BOTH SIDES! SELLER PREFERS TO SELL AS DUPLEX. MOTIVATED! UPDATED CLUBHOUSE, WONDERFUL LOCATION CLOSE TO POPULAR DOWNTOWN OVERLAND PARK.

ⓘ 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: $2,285 · $190/mo
• Projected year-2 tax: $3,060 · $255/mo
• Expected delta: +$775/yr (+$65/mo · 33.9%)

ⓘ 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: $36,228
• − Mortgage interest: −$12,155
• − Property taxes: −$2,285
• − Insurance: −$1,085
• − Repairs & maintenance: −$2,898
• − Management: −$2,898
• − HOA: −$2,160
• − Depreciation: −$6,313
• Taxable income: $6,433
• Est. tax owed @ 24.0%: −$1,544
• After-tax cash flow: $7,890/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): 32,917
• Household income: $81,477
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1224.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Two or more races 9% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 6% Other Indo-European 1% Vietnamese 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: ▼ -268.56%
• Current HPI: 273.2798
• Rent YoY: ▲ 5.91%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+88.7% since first listed

7 events — show timeline

• 2026-05-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-04-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Listed $217,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Coming Soon $217,000 Heartland MLS as Distributed by MLS Grid
• 2008-09-30 Sold (Public Records) — Public Records
• 2008-09-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-08-03 Listed $115,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $2,285 · +11.0% YoY. Source: county tax records.