2528 SW Duncan Dr · Topeka, KS 66614

$165,000

4 bd · 2.0 ba · 1,662 sqft · SingleFamily public records · 2 Days on market

Built 1952 6,534 sqft lot Est $239k · 31% under

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Why this score? — see what drove the C+ 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

With four large bedrooms and two full baths under $100,000 it wont last long!! This home has many updates including: new exterior paint, completely repainted interior, new carpet through out, new duct work, new sewer line (2016) , gutter guards, all new closet doors and updated electrical. This home is being sold AS IS.

Key facts

• Close to parks
• Single-level home
• Large closets

Tags

• SINGLE-LEVEL HOME
• QUIET NEIGHBORHOOD
• CLOSE TO PARKS
• EASY HIGHWAY ACCESS
• LARGE CLOSETS
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Concrete basement foundation; Built area above grade: 1,662
• Exterior features: Lot in Westview Heights Manor subdivision

Interior

• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Gas water heater; Concrete basement
• Laundry & utility: Laundry on main level; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.0% 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: Marjorie French Middle School (math 23% / reading 30%, grade F, #98 of 219 statewide, top 44%, 436 students, 70% FRL); Topeka West High (math 13% / reading 20%, grade F, #244 of 327 statewide, top 75%, 1,085 students, 59% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising fast (+9.9%/yr); 137 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1952 — 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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $239,328
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4212 SW 28th Ter	0.33mi	4/1.5	1,508 (-9%)	0mo	$225,000	$149	67
4413 SW Twilight Dr	0.67mi	4/2.0	1,695 (+2%)	3mo	$244,900	$144	63
2505 SW Burnett Rd	0.18mi	3/2.0 (-1)	1,560 (-6%)	21mo	$170,000	$109	59
4200 29th St	0.39mi	4/1.5	1,792 (+8%)	9mo	$110,000	$61	59

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,206
• Equity at exit: $24,602

10-year hold

• IRR: 13.2%
• Equity multiple: 2.29×
• Total profit: $59,541
• Equity at exit: $14,266

Cash invested: $46,200 (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 66614

• Rents YoY: 9.9%
• Active inventory: 137
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$865
• Tax from tax record: −$191 /mo · $2,289/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $241

Break-even live

Break-even rent $1,424

Max offer price $165,000

Occupancy floor 81%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2211 SW Burnett Rd Topeka, KS	3.0	1.0	1239	$1,595	$1.29	21d	1	0.44mi
2320 SW Valley Brook Ln Topeka, KS	3.0	1.0	1200	$1,500	$1.25	21d	1	0.59mi
3211 SW Twilight Ct Topeka, KS	1.0–3.0	1.0–2.0	965	$1,245	$1.29	21d	6	0.74mi
1700 SW Amhurst Rd Topeka, KS	3.0	1.5	1118	$1,350	$1.21	21d	1	1.37mi
5733 SW 20th St Topeka, KS	3.0	2.0	1450	$1,395	$0.96	21d	1	1.44mi

Listing history 5 events

1. 2026-05-01
   status Pending
2. 2026-04-29
   listed $165,000 Active
3. 2018-07-17
   soldstatus
4. 2018-07-16
   soldstatus 321-char remark

   Show marketing remark (321 chars)

   With four large bedrooms and two full baths under $100,000 it wont last long!! This home has many updates including: new exterior paint, completely repainted interior, new carpet through out, new duct work, new sewer line (2016) , gutter guards, all new closet doors and updated electrical. This home is being sold AS IS.

5. 2018-04-06
   listed $85,000 321-char remark

   Show marketing remark (321 chars)

   With four large bedrooms and two full baths under $100,000 it wont last long!! This home has many updates including: new exterior paint, completely repainted interior, new carpet through out, new duct work, new sewer line (2016) , gutter guards, all new closet doors and updated electrical. This home is being sold AS IS.

ⓘ 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: $2,289 · $191/mo
• Projected year-2 tax: $2,326 · $194/mo
• Expected delta: +$37/yr (+$3/mo · 1.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 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: $20,752
• − Mortgage interest: −$9,243
• − Property taxes: −$2,289
• − Insurance: −$825
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$4,800
• Taxable income: $275
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,831/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): 32,538
• Household income: $71,377
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 852.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% 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: ▼ -160.56%
• Current HPI: 225.5592
• Rent YoY: ▲ 9.88%
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+94.1% since first listed

5 events — show timeline

• 2026-05-01 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-04-29 Listed $165,000 Sunflower MLS as distributed by MLS GRID
• 2018-07-17 Sold (Public Records) — Public Records
• 2018-07-16 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2018-04-06 Listed $85,000 Sunflower MLS as distributed by MLS GRID

Property tax history

+3.7%/yr

Latest (2025): $2,289 · +10.4% YoY. Source: county tax records.