5205 W 99th St · Overland Park, KS 66207

$394,900

4 bd · 2.5 ba · 2,662 sqft · SingleFamily public records · 7 Days on market

Built 1969 0.40 ac lot Est $527k · 25% 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.2/10.0
• 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

Amazing opportunity in one of the nicest areas of Kansas City. This large property is located halfway between Nall and Roe, making commuting a breeze. SUPER desirable square footage, layout, features and HUGE . 4 acre lot. Rehabbed homes identical to this one are selling for over $600k. I am happy to share the comps! This property is an amazing investment for a rehabber looking to make a large profit, or for a very handy homeowner who can overhaul the house themselves. Parts of the home are already gutted and ready for renovation! PLUS, many of the high end finishes are salvageable-- such as kitchen cabinets and hardwood floors. This is a special one you dont want to miss out on.

Key facts

• 4 acre lot
• High end finishes
• Hardwood floors

Tags

• 4 ACRE LOT
• HIGH END FINISHES
• HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached front-facing garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Side/side split floor plan
• Construction: Brick/mortar construction; Composition roof; Basement: concrete, inside entrance, unfinished
• Exterior features: Patio; City lot; Paved road with public maintenance

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 4 bedrooms (some located on second/upper levels)
• Flooring: Concrete; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling (central air)
• Interior features: Kitchen island; Pantry; Stained cabinets; Formal dining area; Den/Study; Formal living room; Family room on main level; Subbasement
• Laundry & utility: Laundry on bedroom level; Laundry on lower level; Additional laundry area on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/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 $362k (8.3% below list).
• Recommended offer: $362k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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+, 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,969 units permitted in Johnson County in 2024 (1,066 in 5+ unit buildings).
• This rent runs 35% of the median local income ($125k/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 $3k of loan paydown is wiped out by about $12k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $290k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $362,269 (8.3% below list)

Questions for the listing agent

1. Built in 1969 — 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: 0.92% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $527,076
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5205 W 99th St	0.00mi	4/2.5	2,662 (0%)	1mo	$394,900	$148	99
5415 W 99th Ter	0.17mi	3/2.5 (-1)	2,658 (-0%)	2mo	$449,995	$169	85
5300 W 101 Ter	0.25mi	4/2.5	2,592 (-3%)	1mo	$799,000	$308	84
10006 Cedar St	0.25mi	5/3.5 (+1)	2,670 (+0%)	4mo	$575,000	$215	76
10206 Linden St	0.47mi	4/2.5	2,660 (-0%)	3mo	$575,000	$216	75
5616 W 98th St	0.35mi	4/3.0	2,570 (-4%)	7mo	$499,000	$194	70
10013 Briar Dr	0.23mi	4/3.5	2,332 (-12%)	3mo	$540,000	$232	62
9516 Linden St	0.50mi	4/3.0	2,849 (+7%)	2mo	$850,000	$298	61
9724 Outlook Dr	0.44mi	4/2.5	2,308 (-13%)	1mo	$450,000	$195	56
6101 W 99 th St	0.56mi	4/2.5	2,964 (+11%)	5mo	$489,000	$165	51
10200 Granada Ln	0.56mi	4/2.5	3,037 (+14%)	6mo	$600,000	$198	45
9501 El Monte St	0.73mi	3/3.0 (-1)	2,462 (-8%)	6mo	$475,000	$193	41

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 · 4.68% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.70×
• Total profit: $-32,724
• Equity at exit: $58,881

10-year hold

• IRR: 3.5%
• Equity multiple: 1.27×
• Total profit: $29,893
• Equity at exit: $34,144

Cash invested: $110,572 (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: 9.1×

Monthly cashflow live

• Estimated rent: $3,623 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$232 /mo · $2,780/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $395

Break-even live

Break-even rent $3,123

Max offer price $394,900

Occupancy floor 84%

Sensitivity live

Price	-10% $618	-5% $507	+0% $395	+5% $283	+10% $171
Rent	-10% $109	-5% $252	+0% $395	+5% $538	+10% $681
Rate	-1.0pp $594	-0.5pp $495	base $395	+0.5pp $292	+1.0pp $188

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: $98,725
• Closing costs: $11,847
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 W 98th Ter Overland Park, KS	4.0	3.5	2980	$5,000	$1.68	24d	1	0.67mi
9827 Mission Rd Leawood, KS	4.0	2.5	1978	$2,481	$1.25	22d	1	0.87mi
4120 W 94th Ter Prairie Village, KS	1.0–3.0	1.0–2.0	1345	$2,830	$2.10	2d	17	0.93mi

Listing history 3 events

1. 2026-05-08
   status Pending
2. 2026-05-01
   listed $394,900 Active
3. 2026-04-17
   soldstatus $290,000

ⓘ 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: $2,780 · $232/mo
• Projected year-2 tax: $5,568 · $464/mo
• Expected delta: +$2,788/yr (+$232/mo · 100.3%)

ⓘ 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,472
• − Mortgage interest: −$22,121
• − Property taxes: −$2,780
• − Insurance: −$1,974
• − Repairs & maintenance: −$3,478
• − Management: −$3,478
• − Depreciation: −$11,488
• Taxable loss: −$1,846
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $5,181/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

+36.2% since first listed

3 events — show timeline

• 2026-05-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Listed $394,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-17 Sold (Public Records) $290,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,780 · +4.5% YoY. Source: county tax records.