Faro Labs / Markets / Overland Park, KS
Overland Park real estate investment market
What a typical rental in Overland Park, Kansas costs, rents for, and returns: underwritten by Faro's own engine, not a scraped summary.
Returns assume 20% down at 6.75% over 30 years, 7% vacancy, and standard operating costs: Faro's default assumptions, the same ones every report starts from. Home value and rent trends as of 2026-05-31.
Appreciation market
A typical Overland Park rental runs $1,799 short each month at market rent, so the case for buying rests on values rising: they moved 5.2% over the last year. That is a bet on the market rather than on the building, and it needs reserves deep enough to fund the shortfall.
The price a deal actually works at
Faro models five price points for Overland Park, from a weak buy to a strong one. The market-rate deal is $489,436; a good buy is $440,492 and a great one $391,549 roughly 20% below market value. Those are the bars a specific listing gets measured against when you run it.
How Overland Park compares
Of the 210 markets Faro publishes, Overland Park is the 67th most expensive to buy into: 23% above the median covered market, and the 172nd strongest on rent-to-price. Within Kansas it's the 1st priciest of 2 markets we cover. On the last year of home-value change it ranks 7th.
To break even at the default financing, a typical Overland Park property would need about $3,991 a month in rent: $2,221 more than the $1,770 the market currently supports.
What each tier costs in Overland Park
Faro models five price points per market. A listing gets measured against these bars, not against a national average.
| Tier | Purchase price | Market rent | vs. market rate |
|---|---|---|---|
| Weak buy | $538,380 | $1,682/mo | +10% |
| Fair buy | $513,908 | $1,735/mo | +5% |
| Market rate | $489,436 | $1,770/mo | — |
| Good buy | $440,492 | $1,858/mo | -10% |
| Great buy | $391,549 | $1,947/mo | -20% |
A typical Overland Park deal, underwritten
The market-rate property above, run through the same engine every Faro report uses.
| Purchase price | $489,436 |
|---|---|
| Monthly rent | $1,770 |
| Cash required (20% down + 3% closing) | $112,570 |
| Net operating income | $8,884/yr |
| Monthly cash flow | -$1,799 |
| Cap rate | 1.8% |
| Cash-on-cash return | −19.2% |
| DSCR | 0.29 |
What it would take to break even
A typical Overland Park property would need about $3,991 a month to cover itself at the default financing: 125% above the $1,770 the market currently supports. That gap is the honest size of the problem: it isn't closed by trimming an expense line, it's closed by buying meaningfully below market, putting more down, or finding a property that rents well above its market's median.
Overland Park investor questions
Is Overland Park a good place to buy rental property?
A typical Overland Park rental at $489,436 renting for $1,770 a month returns 1.8% on a cap-rate basis and runs short by $1,799 a month at 20% down. Individual deals vary far more than markets do, which is the whole reason to underwrite a specific address.
Can you cash-flow a rental in Overland Park?
Not at the market's own price and rent. A typical property runs $1,799 short each month. It would need about $3,991 in rent to break even. Deals that work here are bought below market rather than at it, which is what the price ladder above is for.
Are Overland Park home prices still rising?
Values rose 5.2% over the last year across 8 covered ZIP codes. Faro underwrites deals on cash flow and treats appreciation as upside rather than a plan, so a rising market improves a deal that already works: it doesn't rescue one that doesn't.
Are rents going up in Overland Park?
Rents moved up 3.0% over the last year, measured across 7 ZIP codes. The typical market-rate rental sits at $1,770 a month.
Other Kansas markets
Run the numbers yourself
A market average is not a deal.
Paste a real Overland Park listing and Faro underwrites that specific property from its own comps, with a target price you can actually offer.
Estimates for analysis and educational use only: not financial, investment, tax, or legal advice. Verify every number independently before making a purchase decision.