Duplex with Finished
New
For Sale
$310,000
10639 W 115th St, Overland Park, KS 66210
A vaulted living room, second-floor bedrooms, and a fenced backyard define the home’s practical layout.
Property Size1,795 SF
Price / SF$172.70
Days on Market1
Property Features for 10639 W 115th St
General Information
Standard status
Active
Size
1,795 SF
Property subtype
Multi-Family
Building Details
Year Built
1983
Listing Agency:
Your Future Address, LLC
(913) 220-3260
Listed By:
Van Noy Real Estate
(913) 349-7580
Source:
Kchomelistings
Added: Oct 4
Last Checked: Oct 4 at 2:26PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Your Future Address, LLC
Investment Insights
Based on property information with market context.
This 1,795-square-foot duplex was built in 1983 and has three bedrooms and 3.5 baths. The main-floor living room has a vaulted ceiling and fireplace, while all three bedrooms are upstairs; one opens to a railing overlooking the living area. The kitchen has granite counters, a peninsula, and stainless steel appliances, with an adjoining dining area. Finished basement space includes a full bath and additional living area. The backyard is fenced.
The property is in the Blue Valley School District, near Highway 69, shopping, restaurants, and grocery stores. There are no HOA fees.
The property is in the Blue Valley School District, near Highway 69, shopping, restaurants, and grocery stores. There are no HOA fees.
Key Highlights
- 1,795‑square‑foot duplex built in 1983
- Three bedrooms and 3.5 baths
- Finished basement with a full bath and additional living space
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$20,514
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.62%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$410,280
$410.3K
Cap Rate 7%
$293,057
$293.1K
Cap Rate 9%
$227,933
$227.9K
Market Conditions
NOI Build-Up for 1,795 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$31.2K $17.40/SF
− Vacancy
−$1.9K −$1.07/SF
EGI
$29.3K $16.33/SF
− OpEx
−$8.8K −$4.90/SF
NOI
$20.5K $11.43/SF
Area
Overland Park, KS
Vacancy
6.17%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$410,280
Cap Rate 7%
$293,057
Cap Rate 9%
$227,933
Alternative Uses
Best Use
Multifamily LT 5
$293.1K
$256.4K – $341.9K
NOI $20,514 @ 7.0% cap · market cap 6.62%
Second Best
Apartment 5plus
$269.0K
$235.4K – $313.9K
NOI $18,831 @ 7.0% cap · market cap 6.07%
Theoretical Best
Office A
$462.5K
$404.7K – $539.6K
NOI $32,375 @ 7.0% cap · market cap 10.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
585
Businesses Nearby
Explore this area
Business Placement
Demographics for 66210, KS
19,057
Population
9,700
Households
2
Avg Household Size
39
Median Age
62%
College-Educated
98%
High-School Grad
6.1 sq mi
ZIP Area
3,124
Density / Sq Mi
$93,368
Median Household Income
$54,948
Median Earnings
$1,407
Median Rent
$345,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - A vaulted living room, second-floor bedrooms, and a fenced backyard define the home’s practical layout.
Where is this duplex located?
The property is located at 10639 W 115th St Overland Park, KS.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: 1,795‑square‑foot duplex built in 1983; Three bedrooms and 3.5 baths; Finished basement with a full bath and additional living space
