13212 W 67th St · Shawnee, KS 66216

$250,000

3 bd · 2.0 ba · 1,784 sqft · MultiFamily public records · 3 Days on market

Built 1978 2,719 sqft lot $120/mo HOA · 7% of rent

---

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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• 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

Priced to Sell! Super nice 1 1/2 story. Neutral decor thru-out. Great room w/ vaulted ceiling, lovely kitchen w/ newer appliances. 1st floor bedroom + 2 bedrooms up. 2 full baths. Finished lower level rec room. 2 car garage. Move-in condition w/ immediate possession.

Key facts

• $120 HOA
• 2 garage spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Cap rate 11.5% vs local median 3.2% in Shawnee — 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 87/100 on livability (#2 in KS, #276 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• 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: Rhein Benninghoven Elem (math 37% / reading 42%, grade F, #321 of 684 statewide, top 52%, 453 students, 30% FRL); Trailridge Middle (math 23% / reading 29%, grade F, #99 of 219 statewide, top 47%, 701 students, 43% FRL); Shawnee Mission Northwest High (math 27% / reading 38%, grade F, #49 of 327 statewide, top 15%, 1,626 students, 39% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 97 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• This rent runs 39% of the median local income ($112k/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 $8k 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 + 4.2% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y 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 $250,000

Questions for the listing agent

1. Built in 1978 — 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: 1.44% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.57%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.19% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.47×
• Total profit: $32,908
• Equity at exit: $37,276

10-year hold

• IRR: 21.6%
• Equity multiple: 2.94×
• Total profit: $136,116
• Equity at exit: $21,615

Cash invested: $70,000 (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 66216

• Rents YoY: 4.2%
• Active inventory: 97
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,599 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$225 /mo · $2,699/yr
• Insurance: −$104
• HOA: −$120
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $1,083

Break-even live

Break-even rent $2,228

Max offer price $250,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,225	-5% $1,154	+0% $1,083	+5% $1,012	+10% $942
Rent	-10% $799	-5% $941	+0% $1,083	+5% $1,225	+10% $1,367
Rate	-1.0pp $1,209	-0.5pp $1,147	base $1,083	+0.5pp $1,018	+1.0pp $952

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,600
Total (2 units)			$3,599

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14202 W 63rd Ter Shawnee, KS	2.0–3.0	2.5	1722	$2,290	$1.33	3d	4	0.74mi
13415 W 60th St Unit 1 Shawnee, KS	3.0	2.0	1343	$1,750	$1.30	25d	1	0.81mi
6100 Park St Shawnee, KS	1.0–2.0	1.0–2.0	1208	$2,202	$1.82	3d	13	0.86mi
7327 Quivira Rd Shawnee, KS	2.0	2.0	1265	$2,189	$1.73	25d	1	1.14mi
6701 Lackman Rd Shawnee, KS	1.0–3.0	1.0–2.0	1067	$1,954	$1.83	3d	9	1.16mi
7325 Quivira Rd Shawnee, KS	1.0–2.0	1.0–2.0	916	$2,259	$2.47	3d	24	1.26mi
7122 King St Shawnee, KS	2.0	1.5	1300	$1,695	$1.30	25d	1	1.34mi
10900 Oasis Ct Shawnee, KS	2.0	1.0–2.0	1100	$1,500	$1.36	4d	10	1.42mi
6115 Nieman Rd Shawnee, KS	2.0	2.0	1590	$2,395	$1.51	9d	1	1.49mi
6115 Nieman Rd Shawnee, KS	2.0	2.5	2209	$2,999	$1.36	6d	1	1.49mi
6101 Nieman Rd Shawnee, KS	2.0	2.0	1590	$2,295	$1.44	3d	1	1.50mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 7 events

1. 2026-03-15
   status Pending
2. 2026-03-13
   listed $250,000 Active
3. 2026-03-12
   historical $250,000
4. 2001-11-19
   soldstatus 267-char remark

   Show marketing remark (267 chars)

   Priced to Sell! Super nice 1 1/2 story. Neutral decor thru-out. Great room w/ vaulted ceiling, lovely kitchen w/ newer appliances. 1st floor bedroom + 2 bedrooms up. 2 full baths. Finished lower level rec room. 2 car garage. Move-in condition w/ immediate possession.

5. 2001-09-28
   listed $121,500 267-char remark

   Show marketing remark (267 chars)

   Priced to Sell! Super nice 1 1/2 story. Neutral decor thru-out. Great room w/ vaulted ceiling, lovely kitchen w/ newer appliances. 1st floor bedroom + 2 bedrooms up. 2 full baths. Finished lower level rec room. 2 car garage. Move-in condition w/ immediate possession.

6. 1997-04-08
   soldstatus 271-char remark

   Show marketing remark (271 chars)

   Unbelieveable Value For The $. All Newer Carpet, Vinyl, Roof About 4 Yrs, New Wood Fence, Finished Rec Room Plus Loads Of Storage Space In Bsmt. Low Homes Assn For All The Ammenities. Vaulted Gr Rm, Refrigerator Stays, 67th West Of Quivira To Noland, South Into Driveway.

7. 1997-02-19
   listed $94,500 271-char remark

   Show marketing remark (271 chars)

   Unbelieveable Value For The $. All Newer Carpet, Vinyl, Roof About 4 Yrs, New Wood Fence, Finished Rec Room Plus Loads Of Storage Space In Bsmt. Low Homes Assn For All The Ammenities. Vaulted Gr Rm, Refrigerator Stays, 67th West Of Quivira To Noland, South Into Driveway.

ⓘ 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: $2,699 · $225/mo
• Projected year-2 tax: $3,525 · $294/mo
• Expected delta: +$826/yr (+$69/mo · 30.6%)

ⓘ 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: $43,188
• − Mortgage interest: −$14,004
• − Property taxes: −$2,699
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,455
• − Management: −$3,455
• − HOA: −$1,440
• − Depreciation: −$7,273
• Taxable income: $9,613
• Est. tax owed @ 24.0%: −$2,307
• After-tax cash flow: $10,690/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 — Shawnee

• Score: 87/100
• State rank: #2
• US rank: #276

Category grades

Amenities A- Commute A+ Cost of living B+ Crime C+ Employment A+ Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawnee, KS
• County: Johnson County · 574,662 people
• City population: 60,541
• Metro: Kansas City, MO-KS
• Population (ZIP): 24,881
• Household income: $111,744
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 347.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 9% Two or more races 7% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 2% Portuguese 2%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 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: ▼ -208.18%
• Current HPI: 237.5218
• Rent YoY: ▲ 4.19%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+164.6% since first listed

7 events — show timeline

• 2026-03-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Listed $250,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-12 Coming Soon $250,000 Heartland MLS as Distributed by MLS Grid
• 2001-11-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2001-09-28 Listed $121,500 Heartland MLS as Distributed by MLS Grid
• 1997-04-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1997-02-19 Listed $94,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $2,699 · +3.2% YoY. Source: county tax records.