5503 W 97th St · Overland Park, KS 66207

$212,000

3 bd · 2.0 ba · 1,172 sqft · MultiFamily public records · 4 Days on market

Built 1962 6,098 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

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

Estate sale opportunity in sought-after Overland Park location. This 3 bedroom, 2 bath duplex offers strong potential for an investor, rehabber, or buyer looking to build equity through updates and improvements. Features include hardwood floors, full basement, 2-car garage, and convenient access to shopping, dining, parks, and major roadways. Located in the Shawnee Mission School District. Property is being sold as is. Great opportunity to renovate to your taste and add value in an established neighborhood.

Key facts

• Full basement
• Hardwood floors
• 2 garage spots

Tags

• HARDWOOD FLOORS
• FULL BASEMENT
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• CONVENIENT ACCESS TO PARKS
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $212k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $212k).
• Cap rate 21.9% 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+, schools 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.
• Market conditions: Rents rising fast (+4.7%/yr); 64 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• At $5,256/mo this rent would consume 50% of the median local household income ($125k/yr) (locally 305% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $59k cash investment doubles in ~3 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 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 $212,000

Questions for the listing agent

1. Built in 1962 — 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 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: 2.48% ✓
• Cap rate: 21.91%
• Cash-on-cash: 55.76%
• DSCR: 3.48
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.68% rent growth · sell at horizon

5-year hold

• IRR: 56.0%
• Equity multiple: 3.53×
• Total profit: $150,389
• Equity at exit: $31,610

10-year hold

• IRR: 61.6%
• Equity multiple: 7.67×
• Total profit: $395,668
• Equity at exit: $18,330

Cash invested: $59,360 (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: 64
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $5,256 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$194 /mo · $2,327/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,104
• Net cashflow: $2,758

Break-even live

Break-even rent $1,765

Max offer price $212,000

Occupancy floor 43%

Sensitivity live

Price	-10% $2,878	-5% $2,818	+0% $2,758	+5% $2,698	+10% $2,638
Rent	-10% $2,343	-5% $2,551	+0% $2,758	+5% $2,966	+10% $3,173
Rate	-1.0pp $2,865	-0.5pp $2,812	base $2,758	+0.5pp $2,703	+1.0pp $2,647

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$5,256
Total (2 units)			$5,256

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	3d	11	0.14mi
4851 Meadowbrook Pkwy Prairie Village, KS	3.0	1.0–3.0	1097	$5,043	$4.60	4d	17	0.69mi
4120 W 94th Ter Prairie Village, KS	1.0–3.0	1.0–2.0	1345	$2,830	$2.10	2d	17	0.92mi
5020 Indian Creek Pkwy Overland Park, KS	1.0–2.0	1.0–2.0	962	$2,257	$2.34	2d	24	1.12mi
8833 Glenwood Ct Overland Park, KS	2.0	2.0	1100	$1,350	$1.23	22d	1	1.31mi
7700 W 95th St Overland Park, KS	1.0–2.0	1.0–2.0	700	$3,097	$4.42	11d	1	1.39mi
8747 Broadmoor St Overland Park, KS	1.0–3.0	1.0–2.5	1187	$1,835	$1.55	24d	1	1.42mi
9152 Foster St Overland Park, KS	1.0–3.0	1.0–2.5	1123	$1,887	$1.68	24d	1	1.46mi

Listing history 4 events

1. 2026-04-27
   status Pending 512-char remark

   Show marketing remark (512 chars)

   Estate sale opportunity in sought-after Overland Park location. This 3 bedroom, 2 bath duplex offers strong potential for an investor, rehabber, or buyer looking to build equity through updates and improvements. Features include hardwood floors, full basement, 2-car garage, and convenient access to shopping, dining, parks, and major roadways. Located in the Shawnee Mission School District. Property is being sold as is. Great opportunity to renovate to your taste and add value in an established neighborhood.

2. 2026-04-27
   status Pending

   Show marketing remark (512 chars)

   Estate sale opportunity in sought-after Overland Park location. This 3 bedroom, 2 bath duplex offers strong potential for an investor, rehabber, or buyer looking to build equity through updates and improvements. Features include hardwood floors, full basement, 2-car garage, and convenient access to shopping, dining, parks, and major roadways. Located in the Shawnee Mission School District. Property is being sold as is. Great opportunity to renovate to your taste and add value in an established neighborhood.

3. 2026-04-22
   listed $212,000 Active 512-char remark

   Show marketing remark (512 chars)

   Estate sale opportunity in sought-after Overland Park location. This 3 bedroom, 2 bath duplex offers strong potential for an investor, rehabber, or buyer looking to build equity through updates and improvements. Features include hardwood floors, full basement, 2-car garage, and convenient access to shopping, dining, parks, and major roadways. Located in the Shawnee Mission School District. Property is being sold as is. Great opportunity to renovate to your taste and add value in an established neighborhood.

4. 2026-04-22
   listed $212,000 Active

   Show marketing remark (512 chars)

   Estate sale opportunity in sought-after Overland Park location. This 3 bedroom, 2 bath duplex offers strong potential for an investor, rehabber, or buyer looking to build equity through updates and improvements. Features include hardwood floors, full basement, 2-car garage, and convenient access to shopping, dining, parks, and major roadways. Located in the Shawnee Mission School District. Property is being sold as is. Great opportunity to renovate to your taste and add value in an established neighborhood.

ⓘ 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: $2,327 · $194/mo
• Projected year-2 tax: $2,989 · $249/mo
• Expected delta: +$662/yr (+$55/mo · 28.5%)

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

Taxation est. · year 1

• Rental income: $63,072
• − Mortgage interest: −$11,875
• − Property taxes: −$2,327
• − Insurance: −$1,060
• − Repairs & maintenance: −$5,046
• − Management: −$5,046
• − Depreciation: −$6,167
• Taxable income: $31,551
• Est. tax owed @ 24.0%: −$7,572
• After-tax cash flow: $25,527/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

+0.0% since first listed

4 events — show timeline

• 2026-04-27 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-04-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Listed $212,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Listed $212,000 Sunflower MLS as distributed by MLS GRID

Property tax history

+6.3%/yr

Latest (2025): $2,327 · +4.3% YoY. Source: county tax records.