Real Estate Investing in Overland Park, Kansas (66221)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66221 (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.
- High price-to-rent: Price-to-rent ratio 36.4 — hard to cash-flow at these prices.
What’s happening in Overland Park, KS (66221)?
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Market Analysis: 66221 Overland Park
Investors eyeing 66221 need to respect the fundamentals at play. Home values of $816K come alongside slower price movement and elevated management overhead.
For an experienced owner, 66221 can be a worth a close look for hunting ground — but the discount at $816K reflects genuine risk that outside investors often underestimate.
Within KS, ZIP 66221 trails on several market indicators that neighboring Johnson County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
Who lives in 66221 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 66221 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Overland Park:
Property Strategy for 66221
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $584,620 | $2,360 | 2.9% | +6.3% | $194,873 |
| 4BR | $723,262 | $2,800 | 2.8% | +7.1% | $180,815 |
| 5BR | $908,925 | — | — | +6.9% | $181,785 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 66221 Compare?
| Metric | 66221 | Overland Park | Kansas City, MO-KS | Kansas |
|---|---|---|---|---|
| Home Value | $816,456 | $440,483 | N/A | $237,409 |
| 5-Year CAGR | 5.4% | 6.0% | N/A | 7.2% |
| Avg Rent | $1,872 | $1,786 | N/A | - |
| Cap Rate | 1.8% | 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 66221 (Overland Park, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $816,456 |
| Monthly Rent | $1,872 |
| Price-to-Rent | 36.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.8%). 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 66221
Population: 24,835
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 66221
Schools in This ZIP Code
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
Lakewood Elementary
Lakewood Middle
Blue Valley Virtual Program
Stanley Elementary
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
How much rent can I charge in Overland Park, KS?
The typical rental in Overland Park, KS commands about $1,872/mo monthly. That rent profile stable cash flow against the $816K purchase basis.
What is the typical renter like in Overland Park, KS?
The tenant pool in Overland Park, KS is solid, supported by local employment and population fundamentals. Rents of $1,872/mo are well-absorbed by the market.
What is the investability score for Overland Park, KS?
Overland Park, KS scores 3.0/5 for investability. Home values sit at $816K and rents near $1,872/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How quickly do rentals get leased in Overland Park, KS?
Occupancy in Overland Park, KS runs steady with elevated vacancy. Well-priced units at $1,872/mo lease on reasonable timelines.
Which real estate strategy fits Overland Park, KS?
In Overland Park, KS the impressive play is typically careful cash-flow rentals with hands-on management. The combination of $816K prices and $1,872/mo rents suits that approach.
You know 66221 now. You don’t know where it ranks.
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How 66221 ranks in Kansas City, MO-KS
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