Real Estate Investing in Overland Park, Kansas (66212)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66212 (Overland Park, KS)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Overland Park, KS (66212)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 66212 Overland Park
The 66212 ZIP covers a section of Overland Park that demands careful diligence. Prices near $367K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 66212 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 66212 sits on the difficult end of the KS spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
A resilient renter share of 40% in 66212 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 66212 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Overland Park:
Property Strategy for 66212
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $157,363 | $1,420 | 6.5% | +6.4% | $157,363 |
| 2BR | $229,983 | $1,610 | 5.0% | +8.4% | $114,992 |
| 3BR | $325,723 | $2,100 | 4.6% | +7.5% | $108,574 |
| 4BR | $393,685 | $2,490 | 4.6% | +7.1% | $98,421 |
| 5BR | $453,872 | — | — | +7.2% | $90,774 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 66212 Compare?
| Metric | 66212 | Overland Park | Kansas City, MO-KS | Kansas |
|---|---|---|---|---|
| Home Value | $366,909 | $440,483 | N/A | $237,409 |
| 5-Year CAGR | 6.4% | 6.0% | N/A | 7.2% |
| Avg Rent | $2,092 | $1,786 | N/A | - |
| Cap Rate | 4.5% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 66212 (Overland Park, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $366,909 |
| Monthly Rent | $2,092 |
| Price-to-Rent | 14.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.5% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +9.4% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | +17.8% ▲ |
| 3-Year CAGR | +10.1% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.5%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 66212
Population: 32,804
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 66212
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Tomahawk Elem
Apache Elem
Comanche Elem
Indian Valley Elementary
Overland Park Elem
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 5,786 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Overland Park, KS?
Median home price in Overland Park, KS is near $367K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Is the tenant base reliable in Overland Park, KS?
Tenant demand in Overland Park, KS is solid. The local workforce $2,092/mo rents across most rental classes.
What kind of vacancy should I budget for in Overland Park, KS?
Overland Park, KS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is Overland Park, KS a friendly market for rental owners?
Overland Park, KS falls under KS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What is the best play in Overland Park, KS?
For Overland Park, KS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 66212 now. You don’t know where it ranks.
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How 66212 ranks in Kansas City, MO-KS
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