Split-Level Duplex with Attached
For Sale
$219,900
9302 W 83rd Street, Overland Park, KS 66204
DUPLEX - Other - Overland Park, KS
Property Size1,303 SF
Lot Size0.11 Acres
Price / SF$168.76
Days on Market47
Property Features for 9302 W 83rd Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
1
Full bathrooms
1
Rooms
Dining Room, Bedroom 2, Laundry Room, Bathroom 1, Bedroom 1, Laundry Room, Bedroom 3, Basement
Interior features
Ceiling Fan(s), Painted Cabinets
Fireplace
1
Basement
Daylight, Unfinished
Appliances
Dishwasher, Microwave
Subdivision
Saddle Hills
Lot features
City Lot, Many Trees
Elementary school
Comanche
Middle school
Westridge
High school
SM West
Elementary school district
Shawnee Mission
Middle school district
Shawnee Mission
High school district
Shawnee Mission
Directions
From 1-35, east on 87th street-- North on Grant-- East on 83rd St to home on left.
Standard status
Active
APN
NP76800005-0009
Size
1,303 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Description
SADDLE HILLS LT 9 BLK 5 EX E 160.06' OPC 751 118
Tax Annual Amount
2456
Legal Description
SADDLE HILLS LT 9 BLK 5 EX E 160.06' OPC 751 118
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Electric
Water source
Public
Building Details
Year built
1969
Building materials
Board & Batten Siding, Brick Veneer
Roof type
Composition
Architectural style
Other
Listing Agency:
Compass Realty Group
(816) 280-2773
Listed By:
The Collective Team · License #47250
(913) 359-9333
Added: Jun 25
Changed: Aug 4
Last Checked: Aug 10 at 9:06PM
MLS# 2627936
Copyright © 2026 Heartland Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Split-level duplex built in 1969 offers a functional layout with an attached garage and a fireplace. The home is ready for renovation and is being sold as-is, giving the next owner flexibility to update the interior to their preferences. Inside, you’ll find a mix of living areas including a dining room and three bedrooms, along with a bathroom and a basement. Interior details include ceiling fans and painted cabinets, and appliances include a dishwasher and microwave.
The property includes board & batten siding and brick veneer construction, with composition roofing. Utilities are provided via public water and public sewer. Heating is natural gas, with electric cooling.
Outside, the lot size is 0.11 acres, and the property includes a laundry room and multiple rooms distributed across the split-level layout.
The property includes board & batten siding and brick veneer construction, with composition roofing. Utilities are provided via public water and public sewer. Heating is natural gas, with electric cooling.
Outside, the lot size is 0.11 acres, and the property includes a laundry room and multiple rooms distributed across the split-level layout.
Key Highlights
- 0.11‑acre lot size
- 1,303 SF split‑level duplex built in 1969
- Attached garage and fireplace
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
$14,891
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
6.77%
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%
$297,820
$297.8K
Cap Rate 7%
$212,729
$212.7K
Cap Rate 9%
$165,456
$165.5K
Market Conditions
NOI Build-Up for 1,303 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
$22.7K $17.40/SF
− Vacancy
−$1.4K −$1.07/SF
EGI
$21.3K $16.33/SF
− OpEx
−$6.4K −$4.90/SF
NOI
$14.9K $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%
$297,820
Cap Rate 7%
$212,729
Cap Rate 9%
$165,456
Alternative Uses
Best Use
Multifamily LT 5
$212.7K
$186.1K – $248.2K
NOI $14,891 @ 7.0% cap · market cap 6.77%
Second Best
Apartment 5plus
$195.3K
$170.9K – $227.8K
NOI $13,669 @ 7.0% cap · market cap 6.22%
Theoretical Best
Office A
$335.7K
$293.8K – $391.7K
NOI $23,501 @ 7.0% cap · market cap 10.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,010
Businesses Nearby
Explore this area
Business Placement
Demographics for 66204, KS
19,381
Population
9,292
Households
2.1
Avg Household Size
36
Median Age
46%
College-Educated
92%
High-School Grad
5.0 sq mi
ZIP Area
3,876
Density / Sq Mi
$75,248
Median Household Income
$50,567
Median Earnings
$1,319
Median Rent
$254,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Split-level duplex with an attached garage, fireplace, natural gas heat, and electric cooling, sold as-is and ready for renovation.
Where is this duplex located?
The property is located at 9302 W 83rd Street Overland Park, KS.
What is the asking price?
The asking price for this property is $219,900.
What are key features of this property?
This property features: 0.11‑acre lot size; 1,303 SF split‑level duplex built in 1969; Attached garage and fireplace
