1259 SW High Ave · Topeka, KS 66604

$153,000

4 bd · 1.5 ba · 1,395 sqft · SingleFamily public records · 1 Days on market

Built 1930 6,534 sqft lot Est $156k · at est.

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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 +14.3/30.0
• ARV discount +8.4/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Darling 4 bedroom home in family oriented neighborhood. Priced to sell!! Lots of space and unfinished basement for storage, fenced back yard. Large covered porch. Detached one care garage

Key facts

• Large front porch
• Hardwood floors
• 6,534 sq ft lot

Tags

• LARGE FRONT PORCH
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half story; Frame construction with vinyl siding
• Construction: Frame construction; Vinyl siding; Composition roof
• Exterior features: Composition roof

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air
• Interior features: Unfinished basement; Basement laundry (in basement)
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $29 ($352/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (9.8% below list).
• Recommended offer: $138k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Robinson Middle School (math 10% / reading 19%, grade F, #180 of 219 statewide, top 83%, 360 students, 84% FRL); Topeka High (math 11% / reading 20%, grade F, #248 of 327 statewide, top 76%, 1,514 students, 72% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 130 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 $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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 1930 — 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 $138,031 (9.8% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.90% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $156,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1193 SW Jewell Ave	0.36mi	4/2.0	1,460 (+5%)	11mo	$157,900	$108	64
1107 SW Wayne Ave	0.39mi	3/2.0 (-1)	1,380 (-1%)	21mo	$154,900	$112	55
2706 SW Lee Ct	0.13mi	3/2.0 (-1)	1,549 (+11%)	18mo	$190,000	$123	53

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 · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.51×
• Total profit: $-20,943
• Equity at exit: $22,813

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-7,475
• Equity at exit: $13,229

Cash invested: $42,840 (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 66604

• Rents YoY: 4.4%
• Active inventory: 130
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$802
• Tax from tax record: −$195 /mo · $2,340/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $29

Break-even live

Break-even rent $1,343

Max offer price $153,000

Occupancy floor 93%

Sensitivity live

Price	-10% $116	-5% $73	+0% $29	+5% $-14	+10% $-57
Rent	-10% $-80	-5% $-25	+0% $29	+5% $84	+10% $138
Rate	-1.0pp $106	-0.5pp $68	base $29	+0.5pp $-10	+1.0pp $-51

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1275 SW Mulvane St Topeka, KS	3.0	1.5	1791	$1,350	$0.75	21d	1	0.52mi
937 SW Jewell Ave Topeka, KS	3.0	1.0	1297	$1,295	$1.00	21d	1	0.73mi
1647 SW Buchanan St Topeka, KS	3.0	2.0	1550	$1,395	$0.90	21d	1	0.98mi
2409 SW 21st St Topeka, KS	3.0	1.0	890	$850	$0.96	21d	1	1.03mi
1116 SW 18th St Topeka, KS	3.0	1.0	1105	$1,175	$1.06	21d	1	1.06mi
1415 SW Western Ave Topeka, KS	4.0	1.0	1190	$1,400	$1.18	21d	1	1.17mi
1936 SW Clay St Topeka, KS	3.0	1.0	1572	$1,000	$0.64	21d	1	1.24mi
1624 SW Polk St Topeka, KS	3.0	2.0	1288	$1,350	$1.05	21d	1	1.33mi
822 SW 8th Ave Topeka, KS	3.0	1.5	1600	$1,025	$0.64	21d	1	1.38mi

Listing history 13 events

1. 2026-05-17
   status Pending
2. 2026-05-15
   listed $153,000 Active
3. 2026-05-06
   price $153,000
4. 2025-04-08
   soldstatus
5. 2025-04-04
   soldstatus Closed 187-char remark

   Show marketing remark (187 chars)

   Darling 4 bedroom home in family oriented neighborhood. Priced to sell!! Lots of space and unfinished basement for storage, fenced back yard. Large covered porch. Detached one care garage

6. 2025-03-05
   historical Active Under Contract 187-char remark

   Show marketing remark (187 chars)

   Darling 4 bedroom home in family oriented neighborhood. Priced to sell!! Lots of space and unfinished basement for storage, fenced back yard. Large covered porch. Detached one care garage

7. 2024-12-18
   price $149,950 187-char remark

   Show marketing remark (187 chars)

   Darling 4 bedroom home in family oriented neighborhood. Priced to sell!! Lots of space and unfinished basement for storage, fenced back yard. Large covered porch. Detached one care garage

8. 2024-11-20
   price $159,950 187-char remark

   Show marketing remark (187 chars)

   Darling 4 bedroom home in family oriented neighborhood. Priced to sell!! Lots of space and unfinished basement for storage, fenced back yard. Large covered porch. Detached one care garage

9. 2024-11-11
   price $169,950 187-char remark

   Show marketing remark (187 chars)

   Darling 4 bedroom home in family oriented neighborhood. Priced to sell!! Lots of space and unfinished basement for storage, fenced back yard. Large covered porch. Detached one care garage

10. 2024-11-04
    listed $179,950 Active 187-char remark

    Show marketing remark (187 chars)

    Darling 4 bedroom home in family oriented neighborhood. Priced to sell!! Lots of space and unfinished basement for storage, fenced back yard. Large covered porch. Detached one care garage

11. 2018-03-16
    soldstatus
12. 2018-03-16
    soldstatus
13. 2018-01-31
    listed $99,900

ⓘ 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: $2,340 · $195/mo
• Projected year-2 tax: $2,340 · $195/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $16,564
• − Mortgage interest: −$8,570
• − Property taxes: −$2,340
• − Insurance: −$765
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$4,451
• Taxable loss: −$2,213
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $883/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): 23,006
• Household income: $60,874
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1192.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Two or more races 11% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -151.78%
• Current HPI: 227.637
• Rent YoY: ▲ 4.39%
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+53.2% since first listed

13 events — show timeline

• 2026-05-17 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-05-15 Listed $153,000 Sunflower MLS as distributed by MLS GRID
• 2026-05-06 Price Changed $153,000 FHAOR as distributed by MLS GRID
• 2025-04-08 Sold (Public Records) — Public Records
• 2025-04-04 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2025-03-05 Contingent — Sunflower MLS as distributed by MLS GRID
• 2024-12-18 Price Changed $149,950 Sunflower MLS as distributed by MLS GRID
• 2024-11-20 Price Changed $159,950 Sunflower MLS as distributed by MLS GRID
• 2024-11-11 Price Changed $169,950 Sunflower MLS as distributed by MLS GRID
• 2024-11-04 Listed $179,950 Sunflower MLS as distributed by MLS GRID
• 2018-03-16 Sold (Public Records) — Public Records
• 2018-03-16 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2018-01-31 Listed $99,900 Sunflower MLS as distributed by MLS GRID

Property tax history

+3.6%/yr

Latest (2025): $2,340 · +4.9% YoY. Source: county tax records.