Split-Entry Duplex with
New
For Sale
$245,000
9501 W 86th Street, Overland Park, KS 66212
Two-level layout includes finished lower-level space, an eat-in kitchen, and recently replaced windows.
Property Size1,158 SF
Days on Market5
Property Features for 9501 W 86th Street
General Information
Standard status
Active
Size
1,158 SF
Property subtype
Duplex
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$2,389
Building Details
Building Size
1,158 SF
Year Built
1979
Stories
2
Listing Agency:
Keller Williams Realty Partners Inc.
(913) 906-5400
Listed By:
Ahmad Daifallah
(913) 906-5400
Source:
Heartland-realty
Added: Aug 2
Changed: Aug 3
Last Checked: Aug 5 at 1:05PM
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 Keller Williams Realty Partners Inc.
Investment Insights
Based on property information with market context.
This duplex property was built in 1979 and presents a split-entry design with a 2-bedroom, 1.5-bath residence. Interior features include an eat-in kitchen, a living room with a gas fireplace, and a finished lower level that expands the usable living area. Windows were replaced in December 2025, providing a recent improvement to the home.
The property is in Overland Park near Downtown Overland Park, Antioch Park, shopping, dining, and daily services. Access is available to 87th Street and I-35, and the home is within the Shawnee Mission School District.
The property is in Overland Park near Downtown Overland Park, Antioch Park, shopping, dining, and daily services. Access is available to 87th Street and I-35, and the home is within the Shawnee Mission School District.
Key Highlights
- 2‑bedroom, 1.5‑bath duplex residence
- Split‑entry floor plan with finished lower level
- Eat‑in kitchen and living area with gas 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
$13,234
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
5.40%
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%
$264,680
$264.7K
Cap Rate 7%
$189,057
$189.1K
Cap Rate 9%
$147,044
$147.0K
Market Conditions
NOI Build-Up for 1,158 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
$20.1K $17.40/SF
− Vacancy
−$1.2K −$1.07/SF
EGI
$18.9K $16.33/SF
− OpEx
−$5.7K −$4.90/SF
NOI
$13.2K $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%
$264,680
Cap Rate 7%
$189,057
Cap Rate 9%
$147,044
Alternative Uses
Best Use
Multifamily LT 5
$189.1K
$165.4K – $220.6K
NOI $13,234 @ 7.0% cap · market cap 5.40%
Second Best
Apartment 5plus
$173.5K
$151.9K – $202.5K
NOI $12,148 @ 7.0% cap · market cap 4.96%
Theoretical Best
Office A
$298.4K
$261.1K – $348.1K
NOI $20,886 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
416
Businesses Nearby
Explore this area
Business Placement
Demographics for 66212, KS
32,971
Population
15,217
Households
2.2
Avg Household Size
39
Median Age
48%
College-Educated
96%
High-School Grad
7.6 sq mi
ZIP Area
4,338
Density / Sq Mi
$83,294
Median Household Income
$50,321
Median Earnings
$1,244
Median Rent
$283,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-level layout includes finished lower-level space, an eat-in kitchen, and recently replaced windows.
Where is this duplex located?
The property is located at 9501 W 86th Street Overland Park, KS.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: 2‑bedroom, 1.5‑bath duplex residence; Split‑entry floor plan with finished lower level; Eat‑in kitchen and living area with gas fireplace
