2133 SE Ohio Ave · Topeka, KS 66605

$110,000

3 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 25 Days on market

Built 1947 8,276 sqft lot Est $91k · 21% over

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready 3-bedroom, 1-bath ranch home featuring over 1,300 sq. ft. of comfortable living space! This well-maintained property offers fresh paint and brand-new carpet throughout, creating a clean and updated feel from the moment you walk in. The spacious family room with a cozy fireplace provides the perfect place to relax or entertain guests. The home also includes a separate dining area, breakfast bar, and a functional kitchen layout. A dedicated laundry room adds extra convenience and storage space. Outside, enjoy the welcoming front deck, detached garage, and plenty of room for outdoor enjoyment. Whether you’re a first-time homebuyer, downsizing, or looking for an investment o

Key facts

• Fresh paint
• Brand new carpet
• Cozy fireplace

Tags

• FRESH PAINT
• BRAND NEW CARPET
• SPACIOUS FAMILY ROOM
• COZY FIREPLACE
• SEPARATE DINING AREA
• BREAKFAST BAR

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction with vinyl siding; Composition roof; Crawl space basement
• Exterior features: Patio; Deck; Chain-link fenced yard

Interior

• Kitchen: Dishwasher; Gas water heater
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air
• Interior features: Breakfast bar; Fireplace in family room
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.3% in Topeka — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#195 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, commute F.
• Topeka Public Schools (urban): math 17% / reading 23% proficiency, ranked #158 of 169 in KS (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Williams Science And Fine Arts Magnet School (math 8% / reading 12%, grade F, #660 of 684 statewide, top 98%, 420 students, 93% FRL); Eisenhower Middle School (math 10% / reading 8%, grade F, #204 of 219 statewide, top 94%, 486 students, 90% FRL); Highland Park High (math 8% / reading 12%, grade F, #306 of 327 statewide, top 95%, 857 students, 85% FRL) — zoned schools average 89% FRL vs 69% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 54 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 219 units permitted in Shawnee County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Shawnee County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $32k; list at $110k implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $91,140
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2310 SE Massachusetts Ave	0.31mi	3/1.0	1,428 (+10%)	4mo	$100,000	$70	66
2424 SE Kentucky Ave	0.35mi	4/2.0 (+1)	1,385 (+6%)	21mo	$93,330	$67	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-4,456
• Equity at exit: $16,401

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $13,310
• Equity at exit: $9,511

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kansas: 83 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; moderate court pace.

Methodology + full state rankings →

ZIP-level market 66605

• Active inventory: 54
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$577
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $210

Break-even live

Break-even rent $907

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $272	-5% $241	+0% $210	+5% $179	+10% $148
Rent	-10% $117	-5% $164	+0% $210	+5% $256	+10% $303
Rate	-1.0pp $265	-0.5pp $238	base $210	+0.5pp $182	+1.0pp $153

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1724 SE Pennsylvania Ave Unit B Topeka, KS	2.0	1.0	960	$850	$0.89	22d	1	0.48mi
501 SE 25th St Topeka, KS	3.0	1.5	1200	$1,295	$1.08	22d	1	0.55mi
2435 SE Colorado Ave Topeka, KS	3.0	1.0	1100	$1,200	$1.09	22d	1	0.69mi
2704 SE Massachusetts Ave Topeka, KS	3.0	1.0	936	$950	$1.01	22d	1	0.70mi
2351 SE Bellview Ave Topeka, KS	1.0–3.0	1.0–1.5	1132	$1,306	$1.15	22d	1	1.04mi
1110 SE Powell St Unit 12-2169 Topeka, KS	3.0	1.5	909	$980	$1.08	22d	1	1.04mi
1624 SW Polk St Topeka, KS	3.0	2.0	1288	$1,350	$1.05	22d	1	1.34mi
3317 SE Bryant St Topeka, KS	3.0	1.0	1000	$1,050	$1.05	22d	1	1.49mi
1936 SW Clay St Topeka, KS	3.0	1.0	1572	$1,000	$0.64	22d	1	1.50mi

Listing history 22 events

1. 2026-06-21
   statusdays on market $110,000 Pending 25 DOM
2. 2026-06-19
   days on market $110,000 Active 24 DOM
3. 2026-06-18
   days on market $110,000 Active 23 DOM
4. 2026-06-17
   days on market $110,000 Active 22 DOM
5. 2026-06-16
   days on market $110,000 Active 21 DOM
6. 2026-06-15
   days on market $110,000 Active 20 DOM
7. 2026-06-14
   days on market $110,000 Active 18 DOM
8. 2026-06-13
   days on market $110,000 Active 17 DOM
9. 2026-06-10
   days on market $110,000 Active 15 DOM
10. 2026-06-09
    days on market $110,000 Active 14 DOM
11. 2026-06-08
    days on market $110,000 Active 13 DOM
12. 2026-06-07
    days on market $110,000 Active 12 DOM
13. 2026-06-02
    days on market $110,000 Active 7 DOM
14. 2026-06-01
    days on market $110,000 Active 6 DOM
15. 2026-05-31
    days on market $110,000 Active 5 DOM
16. 2026-05-30
    days on market $110,000 Active 4 DOM
17. 2026-05-27
    listed $110,000 Active
18. 2019-11-01
    listed $49,500
19. 2019-08-19
    listed $63,000
20. 2014-11-06
    soldstatus $31,900
21. 2014-11-03
    soldstatus
22. 2014-09-22
    listed $1

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KS · Resets to sale price

• Current annual tax: $1,130 · $94/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$421/yr (+$35/mo · 37.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,079
• − Mortgage interest: −$6,162
• − Property taxes: −$1,130
• − Insurance: −$550
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,200
• Taxable income: $785
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $2,332/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Topeka Public Schools
• NCES district ID: 2012260
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 23% ▼ -2.00%
• Median HH income: $37,405
• Composite: 16.69/100
• National rank: #9167
• State rank: #158 of 169 in KS

Livability — Topeka

• Score: 69/100
• State rank: #195
• US rank: #8848

Category grades

Amenities A- Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Topeka, KS
• County: Shawnee County · 118,130 people
• City population: 118,130
• Metro: Topeka, KS
• Population (ZIP): 20,891
• Household income: $59,106
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 490.0

Population outlook (Shawnee County) Hauer SSP2

• Today (2025): 179,277 people
• By 2030: 177,762 · -0.8%
• By 2040: 172,341 · -3.9%
• By 2050: 166,330 · -7.2%
• By 2075: 152,417 · -15.0%
• By 2100: 134,782 · -24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 20% Black 13% Two or more races 10%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 9% Other Indo-European 1%

Political lean MEDSL · Shawnee

• 2024 margin: Toss-up / Even · D 49.3% · R 48.8% · Other 2.0%
• 2008→2024 swing: +0.8pp no change · 2008: -0.3pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+3.0 2016: R+2.8 2012: R+1.7 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.37%
• Current HPI: 206.375
• Rent YoY: —
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+244.8% since first listed

6 events — show timeline

• 2026-05-27 Listed $110,000 Sunflower MLS as distributed by MLS GRID
• 2019-11-01 Listed $49,500 Sunflower MLS as distributed by MLS GRID
• 2019-08-19 Listed $63,000 Sunflower MLS as distributed by MLS GRID
• 2014-11-06 Sold (Public Records) $31,900 Public Records
• 2014-11-03 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2014-09-22 Listed $1 Sunflower MLS as distributed by MLS GRID

Property tax history

+1.4%/yr

Latest (2025): $1,130 · +5.8% YoY. Source: county tax records.