8822 W 106th Ter · Overland Park, KS 66212

$186,900

2 bd · 1.0 ba · 1,038 sqft · Condo public records · 38 Days on market

Built 1986 $270/mo HOA · 12% of rent

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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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect location! Light filled corner unit on the first floor. .. No stairs! Spacious master with walk-in closet and private patio! Fully equipped kitchen open to dining area & living room! There is a nice fireplace and a patio off the living room. Additional storage closet off patio. Carport just steps from the front door! And. .. .it backs to the golf course and creek! A rarity. .. Water and green space.

Key facts

• $270 HOA
• Community pool
• Built 1986

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: HOA with monthly fee; Community pool; HOA fee includes building exterior maintenance, lawn service, management, parking, insurance, roof repair/replacement, snow removal, street maintenance, and water

Exterior

• Parking: Carport
• Security: Smoke detector(s)
• Utilities: City/public water (verify); Public sewer; Cable available, high-speed internet available, metro free
• Home design: Attached condominium (residential); Single-story (ranch); Above-grade finished living area reported
• Construction: Frame construction; Composition roof; Slab foundation; Property age: 31-40 years
• Exterior features: Patio; Corner, level lot; Private-maintained road

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Exhaust fan
• Bedrooms: 2 bedrooms on the first level; One bedroom includes a walk-in closet
• Flooring: Carpet; Wood; Brick floor in kitchen; Wood floor in dining and living areas
• Bathrooms: 1 full bathroom with shower-over-tub (first level)
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Walk-in closet(s); Window coverings; Ranch floor plan
• Laundry & utility: Laundry located in hall on bedroom level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $187k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $187k).
• Recommended offer: $181k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+5.9%/yr); 142 active listings in the ZIP; 6 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).
• This rent runs 34% of the median local income ($81k/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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $181,293 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $161
• Equity at exit: $27,867

10-year hold

• IRR: 12.8%
• Equity multiple: 2.17×
• Total profit: $61,287
• Equity at exit: $16,160

Cash invested: $52,332 (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 66212

• Rents YoY: 5.9%
• Active inventory: 142
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,329 medium
• Mortgage (P&I): −$980
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$78
• HOA: −$270
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $366

Break-even live

Break-even rent $1,866

Max offer price $186,900

Occupancy floor 79%

Sensitivity live

Price	-10% $471	-5% $418	+0% $366	+5% $313	+10% $260
Rent	-10% $182	-5% $274	+0% $366	+5% $458	+10% $550
Rate	-1.0pp $460	-0.5pp $413	base $366	+0.5pp $317	+1.0pp $268

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: $46,725
• Closing costs: $5,607
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8710 W 106th Ter Overland Park, KS	1.0–3.0	1.0–2.0	1110	$1,362	$1.23	22d	12	0.10mi
8900 W 102nd Ter Overland Park, KS	1.0–3.0	1.0–2.0	1312	$1,502	$1.15	8d	1	0.49mi
9160 W 103rd St Overland Park, KS	1.0–2.0	1.0–2.0	1052	$2,933	$2.79	11d	1	0.56mi
9010 W 101st St Overland Park, KS	3.0	1.0	950	$1,795	$1.89	18d	1	0.72mi
10334 Goddard Overland Park, KS	1.0	1.0	645	$1,933	$3.00	11d	1	1.05mi
10401 College Blvd Overland Park, KS	2.0	1.0–2.5	1120	$3,116	$2.78	3d	24	1.40mi

HOA detail condo

• Monthly dues: $270 · $3,240/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $186,900 Active 38 DOM
2. 2026-06-18
   days on market $186,900 Active 35 DOM
3. 2026-06-17
   days on market $186,900 Active 34 DOM
4. 2026-06-16
   days on market $186,900 Active 33 DOM
5. 2026-06-15
   days on market $186,900 Active 32 DOM
6. 2026-06-13
   days on market $186,900 Active 30 DOM
7. 2026-06-13
   days on market $186,900 Active 29 DOM
8. 2026-06-09
   days on market $186,900 Active 26 DOM
9. 2026-06-08
   days on market $186,900 Active 25 DOM
10. 2026-06-07
    days on market $186,900 Active 24 DOM
11. 2026-06-05
    days on market $186,900 Active 21 DOM
12. 2026-06-03
    days on market $186,900 Active 20 DOM
13. 2026-06-02
    days on market $186,900 Active 19 DOM
14. 2026-06-01
    days on market $186,900 Active 18 DOM
15. 2026-05-31
    days on market $186,900 Active 17 DOM
16. 2026-05-15
    listed $186,900 Active
17. 2026-05-07
    historical $186,900
18. 2016-09-24
    historical 415-char remark

    Show marketing remark (415 chars)

    Perfect location! Light filled corner unit on the first floor. .. No stairs! Spacious master with walk-in closet and private patio! Fully equipped kitchen open to dining area & living room! There is a nice fireplace and a patio off the living room. Additional storage closet off patio. Carport just steps from the front door! And. .. .it backs to the golf course and creek! A rarity. .. Water and green space.

19. 2016-06-02
    price $89,500 415-char remark

    Show marketing remark (415 chars)

    Perfect location! Light filled corner unit on the first floor. .. No stairs! Spacious master with walk-in closet and private patio! Fully equipped kitchen open to dining area & living room! There is a nice fireplace and a patio off the living room. Additional storage closet off patio. Carport just steps from the front door! And. .. .it backs to the golf course and creek! A rarity. .. Water and green space.

20. 2016-03-25
    listed $94,500 Active 415-char remark

    Show marketing remark (415 chars)

    Perfect location! Light filled corner unit on the first floor. .. No stairs! Spacious master with walk-in closet and private patio! Fully equipped kitchen open to dining area & living room! There is a nice fireplace and a patio off the living room. Additional storage closet off patio. Carport just steps from the front door! And. .. .it backs to the golf course and creek! A rarity. .. Water and green space.

21. 2015-08-27
    soldstatus 1156-char remark

    Show marketing remark (1156 chars)

    Ground floor end unit condo with carport # 13, in The Orchards with lots of windows. Living room, Dining Room combo also has breakfast bar in kitchen. Living room has gas fireplace for you to enjoy in the winter. Master bedroom has walking closet and walks out to patio, 2nd bedroom is nice size. Building Maintenance is taken care of by HOA Signature Property Management. Area also has a nice pool for you to enjoy your Summer days. All Fannie Mae assets are reserved for owner occupant or NSP (Neighborhood Stabilization Program) purchasers for the first 20 days a property is listed in the MLS and must be listed for a minimum of 3 days before a response is given. Investors offer will be considered after 20 days of MLS exposure. Release form is attached must be signed by Agents and buyers before it can be viewed. Following verbiage has to be added to Page 2 Section 2 line 89 of the Real Estate Board Contract. Pursuant to section 28 of the Real Estate Purchase Addendum, this document is subject to all terms and condition set forth in the Real Estate Purchase Addendum. There shall be no Sellers Disclosure Statement of condition in this contract.

22. 2015-07-20
    listed $64,500 1156-char remark

    Show marketing remark (1156 chars)

    Ground floor end unit condo with carport # 13, in The Orchards with lots of windows. Living room, Dining Room combo also has breakfast bar in kitchen. Living room has gas fireplace for you to enjoy in the winter. Master bedroom has walking closet and walks out to patio, 2nd bedroom is nice size. Building Maintenance is taken care of by HOA Signature Property Management. Area also has a nice pool for you to enjoy your Summer days. All Fannie Mae assets are reserved for owner occupant or NSP (Neighborhood Stabilization Program) purchasers for the first 20 days a property is listed in the MLS and must be listed for a minimum of 3 days before a response is given. Investors offer will be considered after 20 days of MLS exposure. Release form is attached must be signed by Agents and buyers before it can be viewed. Following verbiage has to be added to Page 2 Section 2 line 89 of the Real Estate Board Contract. Pursuant to section 28 of the Real Estate Purchase Addendum, this document is subject to all terms and condition set forth in the Real Estate Purchase Addendum. There shall be no Sellers Disclosure Statement of condition in this contract.

23. 2011-05-31
    historical
24. 2010-11-30
    listed $80,000
25. 2007-06-29
    listed $112,000
26. 1999-06-21
    soldstatus
27. 1999-05-13
    listed $80,500

ⓘ 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: $1,755 · $146/mo
• Projected year-2 tax: $2,635 · $220/mo
• Expected delta: +$881/yr (+$73/mo · 50.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,946
• − Mortgage interest: −$10,469
• − Property taxes: −$1,755
• − Insurance: −$934
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − HOA: −$3,240
• − Depreciation: −$5,437
• Taxable income: $1,639
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $3,993/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): 32,917
• Household income: $81,477
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1224.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Two or more races 9% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 6% Other Indo-European 1% Vietnamese 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: ▼ -268.56%
• Current HPI: 273.2798
• Rent YoY: ▲ 5.91%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+132.2% since first listed

12 events — show timeline

• 2026-05-15 Listed $186,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $186,900 Heartland MLS as Distributed by MLS Grid
• 2016-09-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-06-02 Price Changed $89,500 Heartland MLS as Distributed by MLS Grid
• 2016-03-25 Listed $94,500 Heartland MLS as Distributed by MLS Grid
• 2015-08-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-07-20 Listed $64,500 Heartland MLS as Distributed by MLS Grid
• 2011-05-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-11-30 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2007-06-29 Listed $112,000 Heartland MLS as Distributed by MLS Grid
• 1999-06-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-05-13 Listed $80,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $1,755 · +10.9% YoY. Source: county tax records.