I own a rental business http://www.RentalHomeKC.com and I rented hundreds of homes in the Johnson County area. The rental prices are based on many issues...the approx. value of the homes is taken into consideration. The hard costs that the owner pays monthly, (ie payment, taxes, insurance, HOA fees etc.)The condition of the property, similar rentals in the area, the time of the year, the finished sq ft of the home, # of bedrooms, baths, # of garages, amenities that have been upgraded. My average rental is $2000 a month for a larger home, town homes/duplexes are considerably less.. I hope that helps.
Michael & Chris are correct...rent prices can vary greatly depending on may factors. I would be glad to give you the name of a good Overland Park Rental specialist who will be able to give you a better idea of the approximate rental price you would be looking at for a property in the area you want (and that would fit your requirements/needs).