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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Garden apartment buildings
9400 81st St Overland Park, KS 66204-3334
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US33-0574357
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1970
Construction
FRAME
Total area
13,510 SF
Lot
2.09 ac (91,040 SF)
Zoning code
R1
APN
NP22400000 0005E
UPID
US33-0574357
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
GRANT COURT APARTMENTS Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$595k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$534k
Blend (final)
Blend
$565k
Owner & transaction history
Dpf Harrison LLC · 3 yrs held
Dpf Harrison LLC
since 2022
5 recorded transactions
Zoning & alternative use
R1 · Overland Park, KS
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
doc view
Top alternative use upside
Commercial (general)
$875,000
+94.5%
Neighborhood: shopping center
$795,000
+76.4%
Warehouse, storage
$770,000
+70.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Overland Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Overland Park submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$595,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$450,000
Current use
COMMERCIAL (GENERAL)
$875,000
Change: +94% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$795,000
Change: +76% · Conversion: Difficult
WAREHOUSE, STORAGE
$770,000
Change: +71% · Conversion: Difficult
Blend value · Realmo final
$565k
Range $509k – $622k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$42 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$44,297
Tax year 2023
Assessed value
$433,551
Assessed 2023
Previous assessed
$345,576
+25.5% YoY
Effective rate
10.22%
On assessed value
Assessed land
$39,296
Assessed improvement
$394,255
Land market value
$341,700
Improvement market value
$3,428,300
Total market value
$3,770,000
Applied tax rate
660.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1970
Construction
FRAME
Heating
NONE
Cooling
AC.PACKAGE
Buildings
4
Stories
2
Units
12
Bathrooms
4
Total area
13,510 SF
Lot
2.09 ac (91,040 SF)
Zoning code
R1
APN
NP22400000 0005E
UPID
US33-0574357
Jurisdiction
JOHNSON
Zoning & alternative use
R1 · Overland Park, KSZoning R1 · permitted uses
R1 · Overland Park, KS
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
doc view
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$450,000
COMMERCIAL (GENERAL)
Est. value
$875,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$795,000
WAREHOUSE, STORAGE
Est. value
$770,000
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1970
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
2
Buildings
4
Units
12
Bathrooms
4
Lot
2.09 ac
Current owner
From public records · entity-resolved
Dpf Harrison LLC
Entity
Mailing address
540 GAUGE ST, PHOENIXVILLE, PA 19460-0409
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2022
—
Dpf Harrison LLC
Heed Investment LLC
Warranty Deed
—
Dec 2, 2020
—
Heed Investments LLC
—
Deed
related
$2,450,000 · National Bank Of Kansas City
May 22, 2017
—
Gcrc LLC
Group Grant LLC
Warranty Deed
$2,520,000 · Mutual Of Omaha Bank
Jan 15, 2010
—
Iberia Court LLC
Charford INC
Special Warranty Deed
$1,168,485 · Enterprise Bank & Trust
Nov 17, 2009
—
Charford INC
Iberia LLC
Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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