7775 England St · Overland Park, KS 66214

$199,900

3 bd · 2.0 ba · 1,355 sqft · Townhouse public records · 23 Days on market

Built 1965 9,147 sqft lot Est $224k · 11% 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).

• Cash flow +14.2/30.0
• ARV discount +12.3/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEWER CARPETING, KITCHEN CABINETS, COUNTERTOP, SINK & VINYL FLOORS. BATHROOMS UPDATED, 2 ADDITIONAL BDRM & FULL BATH IN BASEMENT & REC RM. ONLY NEED FLOORING TO BE COMPLETED. NEW VINYL WINDOWS UPSTAIRS. SELLER HAVING EXTERIOR PAINTED. STOVE & REFRIGERATOR DO NOT STAY!

Key facts

• Garage
• Built 1965
• Listed 23 days

Property features AI

Finance

• Other: Living area approximately 1,355 total; Above-grade finished area reported as 908; Below-grade finished area reported as 447; Property listed as a fixer (needs repairs); Not in a flood plain

Exterior

• Parking: Attached garage that faces front (1-car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Half duplex (attached); Raised ranch floor plan; Residential property; Facing and entry level information not provided
• Construction: Brick trim and frame construction; Composition roof; Concrete foundation
• Exterior features: Deck; Patio; City lot; Fixer condition

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Country-style kitchen
• Bedrooms: 3 bedrooms (includes a basement bedroom and a main-floor primary bedroom)
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Storm windows; Finished basement with walk-out access; Basement bedroom; Recreation room; Formal living room; Main-floor primary bedroom; Country kitchen
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $33 ($391/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (14.9% below list).
• Recommended offer: $170k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Comanche Elem (math 22% / reading 37%, grade F, #463 of 684 statewide, top 73%, 381 students, 79% FRL); Westridge Middle (math 15% / reading 23%, grade F, #159 of 219 statewide, top 73%, 811 students, 58% FRL) — zoned schools average 69% FRL vs 29% district-wide (40 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 soft (-2.9%/yr); 33 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 23 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Recommended offer $170,070 (14.9% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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?
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 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: 0.85% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $223,575
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7728 Kessler Ln	0.05mi	2/1.5 (-1)	1,452 (+7%)	1mo	$310,000	$213	78
7743 England Dr	0.06mi	2/2.5 (-1)	1,467 (+8%)	9mo	$242,500	$165	69
7235 Mastin St	0.73mi	2/2.0 (-1)	1,232 (-9%)	13mo	$290,000	$235	35
8221 Grant St	0.62mi	3/2.0	1,539 (+14%)	23mo	$250,000	$162	29
9406 W 83rd St	0.64mi	3/2.0	1,540 (+14%)	22mo	$250,000	$162	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.37×
• Total profit: $-35,321
• Equity at exit: $29,806

10-year hold

• IRR: -17.8%
• Equity multiple: 0.15×
• Total profit: $-47,421
• Equity at exit: $17,284

Cash invested: $55,972 (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 66214

• Rents YoY: -2.9%
• Active inventory: 33
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$179 /mo · $2,153/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $33

Break-even live

Break-even rent $1,659

Max offer price $199,900

Occupancy floor 93%

Sensitivity live

Price	-10% $146	-5% $89	+0% $33	+5% $-24	+10% $-81
Rent	-10% $-102	-5% $-35	+0% $33	+5% $100	+10% $167
Rate	-1.0pp $133	-0.5pp $83	base $33	+0.5pp $-19	+1.0pp $-72

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9130 W 78th St Overland Park, KS	3.0	2.0	1527	$1,745	$1.14	19d	1	0.12mi
9128 W 78th St Overland Park, KS	3.0	2.0	1527	$1,745	$1.14	14d	1	0.13mi
9213 W 79th St Overland Park, KS	1.0–2.0	1.0–2.0	906	$1,295	$1.43	3d	11	0.17mi
7819 Carter St Overland Park, KS	1.0–2.0	1.0–1.5	850	$1,175	$1.38	25d	1	0.19mi
9526 W 78th St Overland Park, KS	2.0	2.0	1145	$1,800	$1.57	21d	1	0.19mi
7903 Grandview St Overland Park, KS	2.0	1.0	972	$1,295	$1.33	25d	1	0.24mi
9400 W 81st St Overland Park, KS	2.0	1.0	1050	$1,345	$1.28	13d	1	0.36mi
9010 W 82nd St Overland Park, KS	3.0	1.0	1360	$2,179	$1.60	6d	1	0.48mi
8000 Perry St Overland Park, KS	1.0–3.0	1.0–2.0	998	$1,685	$1.69	3d	11	0.54mi
8100 Perry St Overland Park, KS	1.0–3.0	1.0–2.0	991	$1,850	$1.87	9d	10	0.62mi
7350 Kings Cove Dr Merriam, KS	2.0	1.0–2.0	746	$1,449	$1.94	25d	1	0.65mi
7650 Goddard St Shawnee, KS	2.0	1.0–2.5	1225	$1,925	$1.57	16d	1	0.78mi
8403 Carter St Overland Park, KS	2.0–3.0	1.0–2.0	1732	$4,750	$2.74	12d	1	0.84mi
7200 Eby Ave Unit 26205 Overland Park, KS	2.0	2.0	1078	$1,560	$1.45	16d	1	0.87mi
7200 Eby Ave Unit 13304 Overland Park, KS	2.0	2.0	1128	$1,555	$1.38	25d	1	0.87mi
8909 W 71st St Overland Park, KS	3.0	2.5	1118	$1,895	$1.69	9d	1	0.88mi
8342 Wedd St Overland Park, KS	1.0–3.0	1.0–2.0	1223	$1,455	$1.19	25d	1	0.88mi
7106 Mastin St Unit 1 Shawnee, KS	3.0	3.5	1700	$2,300	$1.35	6d	1	0.90mi
9551 W 85th St Overland Park, KS	1.0–3.0	1.0–2.5	1026	$1,225	$1.19	14d	2	0.95mi
7512 Newton St Overland Park, KS	3.0	2.0	1295	$2,095	$1.62	25d	1	1.07mi
10405 W 70th Ter Shawnee, KS	1.0–2.0	1.0–2.0	830	$1,540	$1.86	25d	1	1.09mi
9634 W 87th St Overland Park, KS	2.0	2.5	1100	$1,475	$1.34	9d	4	1.12mi
7801 W 83rd St Overland Park, KS	1.0–2.0	1.0–2.0	875	$1,450	$1.66	9d	3	1.15mi
8300 Robinson St Apt 2 Overland Park, KS	2.0	2.0	950	$1,450	$1.53	25d	1	1.18mi
8325 Lowell Ave Unit 6 Overland Park, KS	2.0	1.0	900	$1,195	$1.33	9d	1	1.20mi
7843 Riley St Overland Park, KS	1.0–2.0	1.0	726	$1,934	$2.66	3d	49	1.24mi
8640 Hadley St Overland Park, KS	3.0	2.0	1100	$1,925	$1.75	23d	1	1.24mi
9301 Santa Fe Ln Overland Park, KS	1.0–2.0	1.0–2.0	982	$3,642	$3.71	12d	1	1.28mi
7613 Flint St Overland Park, KS	1.0–3.0	1.0–2.0	1000	$1,750	$1.75	12d	13	1.33mi
7613 Flint St Overland Park, KS	1.0–3.0	1.0–2.0	1000	$1,730	$1.73	3d	16	1.33mi
8441 Robinson St Overland Park, KS	2.0	1.5	950	$1,290	$1.36	3d	1	1.33mi
7201 W 80th St Overland Park, KS	1.0–2.0	1.0–2.0	869	$2,646	$3.04	4d	4	1.36mi
8241 Riley St Overland Park, KS	2.0	2.0	1128	$2,200	$1.95	5d	1	1.38mi
7109 Conser St Overland Park, KS	4.0	2.0	1706	$2,600	$1.52	9d	1	1.39mi
7420 Flint St Shawnee, KS	1.0–2.0	1.0–2.0	917	$1,399	$1.53	3d	16	1.42mi
7122 King St Shawnee, KS	2.0	1.5	1300	$1,695	$1.30	25d	1	1.45mi
11501 W 81st St Overland Park, KS	2.0	1.0–2.0	901	$2,971	$3.30	3d	10	1.47mi

Listing history 20 events

1. 2026-06-21
   days on market $199,900 Active 23 DOM
2. 2026-06-18
   days on market $199,900 Active 20 DOM
3. 2026-06-17
   days on market $199,900 Active 19 DOM
4. 2026-06-16
   days on market $199,900 Active 18 DOM
5. 2026-06-15
   days on market $199,900 Active 17 DOM
6. 2026-06-13
   days on market $199,900 Active 15 DOM
7. 2026-06-13
   days on market $199,900 Active 14 DOM
8. 2026-06-09
   days on market $199,900 Active 11 DOM
9. 2026-06-08
   remarks 502-char remark
10. 2026-06-08
    pricedays on market $199,900 Active 10 DOM
11. 2026-06-07
    days on market $210,000 Active 9 DOM
12. 2026-06-05
    days on market $210,000 Active 6 DOM
13. 2026-06-03
    days on market $210,000 Active 5 DOM
14. 2026-06-02
    days on market $210,000 Active 4 DOM
15. 2026-06-01
    days on market $210,000 Active 3 DOM
16. 2026-05-31
    days on market $210,000 Active 2 DOM
17. 2026-05-28
    historical $210,000
18. 2003-09-03
    soldstatus 292-char remark

    Show marketing remark (292 chars)

    NEWER CARPETING, KITCHEN CABINETS, COUNTERTOP, SINK & VINYL FLOORS. BATHROOMS UPDATED, 2 ADDITIONAL BDRM & FULL BATH IN BASEMENT & REC RM. ONLY NEED FLOORING TO BE COMPLETED. NEW VINYL WINDOWS UPSTAIRS. SELLER HAVING EXTERIOR PAINTED. STOVE & REFRIGERATOR DO NOT STAY!

19. 2003-09-02
    soldstatus
20. 2003-07-01
    listed $112,950 292-char remark

    Show marketing remark (292 chars)

    NEWER CARPETING, KITCHEN CABINETS, COUNTERTOP, SINK & VINYL FLOORS. BATHROOMS UPDATED, 2 ADDITIONAL BDRM & FULL BATH IN BASEMENT & REC RM. ONLY NEED FLOORING TO BE COMPLETED. NEW VINYL WINDOWS UPSTAIRS. SELLER HAVING EXTERIOR PAINTED. STOVE & REFRIGERATOR DO NOT STAY!

ⓘ 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: $2,153 · $179/mo
• Projected year-2 tax: $2,819 · $235/mo
• Expected delta: +$666/yr (+$55/mo · 30.9%)

ⓘ 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 ≥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: $20,408
• − Mortgage interest: −$11,198
• − Property taxes: −$2,153
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$5,815
• Taxable loss: −$3,022
• Est. tax savings @ 24.0%: +$725
• After-tax cash flow: $1,116/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): 12,351
• Household income: $83,435
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 388.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Black 17% Hispanic / Latino 17% Two or more races 10% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 15% · Canada, China, Jamaica
• Languages at home: 81% English-only · Spanish 10% 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: ▼ -239.56%
• Current HPI: 257.7275
• Rent YoY: ▼ -2.89%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+85.9% since first listed

4 events — show timeline

• 2026-05-28 Coming Soon $210,000 Heartland MLS as Distributed by MLS Grid
• 2003-09-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-09-02 Sold (Public Records) — Public Records
• 2003-07-01 Listed $112,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $2,153 · +3.0% YoY. Source: county tax records.