ZIP CODE 66061 // KANSAS CITY, MO-KS // DATA AS OF 2026-09-30
Olathe, KS (66061) Rental Property Cap Rate & Cash Flow Report
Located in Johnson County (Olathe, KS), Zip Code 66061 ranks #349 of 500 within this selected sample (30th percentile) with a Zillow ZHVI typical home-value index of $434,232 (+4.5% YoY) and a ZORI observed market rent of $1,827/mo (+2.0% YoY). Requires at least 65.7% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$1,254/mo
Annual: -$15,048/yr
Modeled Cap Rate
2.60%
NOI: $11,301/yr
Cash-on-Cash Return
-15.07%
Cash Needed: $99,873
1% Rule Ratio
0.42%
Gross Yield: 5.05%
Break-Even Rent
$3,268/mo
State Tax: 1.29%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 66061 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (KS Avg 1.29%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$2,196/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$885/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (66061)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $343,032 | $1,401/mo | 4.90% |
| 2022 | $380,690 | $1,567/mo | 4.94% |
| 2023 | $396,986 | $1,600/mo | 4.84% |
| 2024 | $406,468 | $1,702/mo | 5.02% |
| 2025 | $415,466 | $1,792/mo | 5.18% |
| 2026 | $434,232 | $1,827/mo | 5.05% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 66062 Olathe, KS | $438,087 | $1,782/mo | 2.46% | -$1,318/mo |
| 78660 Pflugerville, TX | $364,282 | $1,600/mo | 2.62% | -$1,048/mo |
| 40475 Richmond, KY | $299,010 | $1,109/mo | 2.62% | -$859/mo |
| 60638 Chicago, IL | $327,129 | $1,577/mo | 2.58% | -$950/mo |
| 84096 Herriman, UT | $598,541 | $2,064/mo | 2.58% | -$1,740/mo |
| 78641 Leander, TX | $425,323 | $1,872/mo | 2.62% | -$1,220/mo |