9567 Perry Ln · Overland Park, KS 66212

$270,000

3 bd · 2.5 ba · 1,980 sqft · Townhouse public records · 5 Days on market

Built 1969 2,149 sqft lot Est $267k · at est. $210/mo HOA · 9% of rent

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +7.0/15.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• 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

One of Gramercy's finest and largest floor plans! Ideal 2 story. Great location, facing the courtyard! Well maintained home. Finished basement with large laundry room. Easy highway access. Refrigerator stays!

Key facts

• Private bath
• Great location
• Finished basement

Tags

• UPDATED EAT-IN KITCHEN
• FINISHED BASEMENT
• PRIVATE BATH
• GREAT LOCATION

Property features AI

Finance

• Other: Not located in a flood plain
• HOA & community: HOA with monthly fee; Clubhouse and pool; HOA covers lawn service, snow removal, and trash

Exterior

• Parking: Attached and detached garage options; 1 garage space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential townhouse; Attached property; 2-story floor plan; Above-grade finished area reported; Below-grade finished area reported
• Construction: Brick construction; Composition roof
• Exterior features: Patio; Privacy fencing; Zero lot line

Interior

• Kitchen: Dishwasher; Disposal; Down draft vent; Refrigerator; Eat-in kitchen and formal dining area
• Bedrooms: 3 bedrooms (all on the second level)
• Flooring: Carpet; Wood floors in the kitchen
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling (air conditioning)
• Interior features: Pantry; Window coverings; Storm windows; Finished basement with inside entrance and walk-up access; Gas-started fireplace in the living room
• Laundry & utility: Laundry room in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $9 ($102/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 $244k (9.8% below list).
• Recommended offer: $244k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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+, crime 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.
• Zoned schools: Oak Park-Carpenter Elementary (math 64% / reading 66%, grade B+, #43 of 684 statewide, top 6%, 503 students, 23% FRL); Indian Woods Middle (math 33% / reading 40%, grade F, #44 of 219 statewide, top 20%, 756 students, 38% FRL); Shawnee Mission South High (math 31% / reading 41%, grade F, #30 of 327 statewide, top 9%, 1,586 students, 34% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising fast (+5.9%/yr); 142 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 36% 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 $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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $243,639 (9.8% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.90% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $267,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10017 W 95th St	0.04mi	3/2.5	2,052 (+4%)	11mo	$285,000	$139	83
9410 Taylor Dr	0.17mi	3/2.5	1,932 (-2%)	9mo	$260,000	$135	80
10009 W 95th St	0.04mi	3/2.5	2,178 (+10%)	6mo	$265,000	$122	76
9559 Perry Ln	0.02mi	3/3.0	2,178 (+10%)	10mo	$285,000	$131	72
10003 W 95th St	0.05mi	2/1.5 (-1)	1,815 (-8%)	4mo	$229,950	$127	72
10231 W 96th Pl	0.22mi	3/2.5	2,141 (+8%)	7mo	$270,000	$126	70
10175 W 96th Ter	0.20mi	3/2.5	2,178 (+10%)	4mo	$275,000	$126	70
10185 W 96th Ter	0.19mi	3/2.5	2,199 (+11%)	4mo	$279,500	$127	69
9519 Perry Ln	0.01mi	2/1.5 (-1)	1,815 (-8%)	10mo	$255,000	$140	69
9604 Nieman Pl	0.64mi	3/2.5	1,938 (-2%)	1mo	$339,000	$175	66
11008 W 95th Ter	0.54mi	3/2.5	1,938 (-2%)	11mo	$299,900	$155	62
9666 Wedd Dr	0.16mi	2/1.5 (-1)	1,815 (-8%)	12mo	$265,000	$146	60

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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-35,799
• Equity at exit: $40,258

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,781
• Equity at exit: $23,345

Cash invested: $75,600 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,436 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$112
• HOA: −$210
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $9

Break-even live

Break-even rent $2,426

Max offer price $270,000

Occupancy floor 95%

Sensitivity live

Price	-10% $161	-5% $85	+0% $9	+5% $-68	+10% $-144
Rent	-10% $-184	-5% $-88	+0% $9	+5% $105	+10% $201
Rate	-1.0pp $145	-0.5pp $77	base $9	+0.5pp $-61	+1.0pp $-133

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9236 Switzer St Overland Park, KS	4.0	2.0	1968	$2,613	$1.33	23d	1	0.33mi
9955 Melrose St Overland Park, KS	4.0	2.5	2296	$2,701	$1.18	4d	1	0.53mi
9108 W 95th St Overland Park, KS	3.0	2.5	1632	$2,200	$1.35	12d	1	0.63mi
10634 W 102nd Ter Overland Park, KS	4.0	3.0	2373	$3,255	$1.37	21d	1	0.92mi
9160 W 103rd St Overland Park, KS	1.0–2.0	1.0–2.0	1052	$2,933	$2.79	12d	1	1.01mi
8211 W 97th St Overland Park, KS	4.0	2.5	1681	$2,295	$1.37	25d	1	1.18mi
8900 W 102nd Ter Overland Park, KS	1.0–3.0	1.0–2.0	1312	$1,980	$1.51	9d	1	1.23mi
9670 Halsey St Lenexa, KS	1.0–3.0	1.0–2.0	1025	$1,775	$1.73	25d	1	1.26mi
9436 Craig Dr Overland Park, KS	3.0	2.5	1848	$2,326	$1.26	25d	1	1.29mi
9551 W 85th St Overland Park, KS	1.0–3.0	1.0–2.5	1026	$1,225	$1.19	14d	2	1.31mi
8403 Carter St Overland Park, KS	2.0–3.0	1.0–2.0	1732	$4,750	$2.74	12d	1	1.42mi
8342 Wedd St Overland Park, KS	1.0–3.0	1.0–2.0	1223	$1,455	$1.19	25d	1	1.44mi

HOA detail

• Monthly dues: $210 · $2,520/yr

Listing history 5 events

1. 2026-06-13
   statusdays on market $270,000 Pending 5 DOM
2. 2026-06-09
   days on market $270,000 Active 4 DOM
3. 2026-06-08
   days on market $270,000 Active 3 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $270,000 Active 2 DOM

ⓘ 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: $2,134 · $178/mo
• Projected year-2 tax: $3,807 · $317/mo
• Expected delta: +$1,673/yr (+$139/mo · 78.4%)

ⓘ 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: $29,237
• − Mortgage interest: −$15,124
• − Property taxes: −$2,134
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,339
• − Management: −$2,339
• − HOA: −$2,520
• − Depreciation: −$7,855
• Taxable loss: −$4,424
• Est. tax savings @ 24.0%: +$1,062
• After-tax cash flow: $1,164/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

+98.5% since first listed

7 events — show timeline

• 2026-06-05 Listed $270,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-21 Sold (Public Records) — Public Records
• 2025-03-20 Sold (Public Records) — Public Records
• 2012-05-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-12-02 Listed $99,000 Heartland MLS as Distributed by MLS Grid
• 2005-06-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-04-25 Listed $136,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $2,134 · -2.1% YoY. Source: county tax records.