9401 Bluejacket Dr · Overland Park, KS 66214

$215,000

4 bd · 2.0 ba · 2,424 sqft · Townhouse public records · 1 Days on market

Built 1963 9,021 sqft lot Est $318k · 32% under $75/mo HOA · 3% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Sold before processed.

Key facts

• $75 HOA
• Garage
• Built 1963

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: HOA with quarterly fee of $225; No maintenance provided by association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Attached half-duplex; Single-story (ranch)
• Construction: Board & batten siding; Composition roof; Built 51–75 years ago
• Exterior features: City lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ranch floor plan; Basement with garage entrance

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Cap rate 9.4% 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 soft (-2.9%/yr); 31 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).
• This rent runs 37% of the median local income ($83k/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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $215,000

Questions for the listing agent

1. Built in 1963 — 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 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: 1.21% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $317,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9803 Nieman Pl	0.52mi	3/3.5 (-1)	2,396 (-1%)	1mo	$430,000	$179	62
9886 Nieman Pl	0.60mi	3/3.0 (-1)	2,314 (-4%)	4mo	$439,000	$190	52
9601 Nieman Pl	0.26mi	3/2.0 (-1)	2,100 (-13%)	13mo	$335,000	$160	50
9698 Oakshire St	0.40mi	3/3.0 (-1)	2,746 (+13%)	0mo	$350,000	$127	50
11009 W 96th Ter	0.34mi	3/2.5 (-1)	2,743 (+13%)	8mo	$340,000	$124	48
10185 W 96th Ter	0.59mi	3/2.5 (-1)	2,199 (-9%)	4mo	$279,500	$127	46
10009 W 95th St	0.53mi	3/2.5 (-1)	2,178 (-10%)	6mo	$265,000	$122	46
9834 Nieman Pl	0.54mi	3/3.5 (-1)	2,507 (+3%)	14mo	$385,000	$154	46
10175 W 96th Ter	0.58mi	3/2.5 (-1)	2,178 (-10%)	4mo	$275,000	$126	45
10231 W 96th Pl	0.55mi	3/2.5 (-1)	2,141 (-12%)	7mo	$270,000	$126	42
9559 Perry Ln	0.53mi	3/3.0 (-1)	2,178 (-10%)	10mo	$285,000	$131	41
10203 W 96th Ter	0.54mi	3/2.5 (-1)	2,178 (-10%)	15mo	$287,000	$132	38

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-7,029
• Equity at exit: $32,057

10-year hold

• IRR: 2.7%
• Equity multiple: 1.17×
• Total profit: $10,175
• Equity at exit: $18,589

Cash invested: $60,200 (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: 31
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,602 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$208 /mo · $2,492/yr
• Insurance: −$90
• HOA: −$75
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $556

Break-even live

Break-even rent $1,898

Max offer price $215,000

Occupancy floor 74%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9109 Goddard St Overland Park, KS	5.0	3.0	2710	$3,195	$1.18	4d	1	0.40mi
9236 Switzer St Overland Park, KS	4.0	2.0	1968	$2,613	$1.33	21d	1	0.40mi
9955 Melrose St Overland Park, KS	4.0	2.5	2296	$2,701	$1.18	3d	1	0.71mi
10634 W 102nd Ter Overland Park, KS	4.0	3.0	2373	$3,255	$1.37	19d	1	1.01mi
9108 W 95th St Overland Park, KS	3.0	2.5	1632	$2,200	$1.35	10d	1	1.12mi
8403 Carter St Overland Park, KS	2.0–3.0	1.0–2.0	1732	$4,750	$2.74	10d	1	1.48mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 2 events

1. 2026-05-16
   status Pending
2. 2026-05-16
   listed $215,000 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: $2,492 · $208/mo
• Projected year-2 tax: $3,032 · $253/mo
• Expected delta: +$539/yr (+$45/mo · 21.6%)

ⓘ 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: $31,221
• − Mortgage interest: −$12,043
• − Property taxes: −$2,492
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,498
• − Management: −$2,498
• − HOA: −$900
• − Depreciation: −$6,255
• Taxable income: $3,460
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $5,837/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

2 events — show timeline

• 2026-05-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-16 Listed $215,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $2,492 · -6.8% YoY. Source: county tax records.