873 SE Brookside Dr · Topeka, KS 66607

$129,900

3 bd · 1.0 ba · 1,420 sqft · SingleFamily public records · 2 Days on market

Built 1970 6,534 sqft lot

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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 +10.8/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Schools +2.7/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Move-in ready and full of updates! This 4-bedroom home offers 3 conforming bedrooms on the main level plus a spacious non-conforming 4th bedroom in the finished basement. The lower level also features a rec room, providing plenty of additional living and entertaining space. Beautiful hardwood floors, fresh interior and exterior paint, and updated kitchen cabinetry create a clean, modern feel throughout. A new roof provides peace of mind and the furnace will also be replaced prior to closing. Outside, you'll find an attached storage shed/workshop perfect for hobbies, tools, or extra storage. Located in the Shawnee Heights school district, this home offers comfort, functionality, and value.

Key facts

• Rec room
• Finished basement
• Hardwood floors

Tags

• FINISHED BASEMENT
• REC ROOM
• HARDWOOD FLOORS
• UPDATED KITCHEN CABINETRY
• NEW ROOF
• ATTACHED STORAGE SHED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence (single house)
• Construction: Above-grade finished living area; Below-grade finished living area
• Exterior features: Storm doors; Chain link fenced yard

Interior

• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Hardwood and vinyl flooring; Finished basement with concrete construction
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-59 ($-714/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (24.6% below list).
• Recommended offer: $98k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Shawnee Heights (rural): math 27% / reading 30% proficiency, ranked #90 of 169 in KS (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Tecumseh North Elem (math 24% / reading 29%, grade F, #532 of 684 statewide, top 78%, 470 students, 53% FRL); Shawnee Heights Middle (math 22% / reading 23%, grade F, #130 of 219 statewide, top 61%, 538 students, 36% FRL); Shawnee Heights High (math 21% / reading 28%, grade F, #105 of 327 statewide, top 49%, 1,293 students, 30% FRL).
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 219 units permitted in Shawnee County in 2024 (25 in 5+ unit buildings).

Forward outlook

• In year one you build about $573 of equity ($898 loan paydown + $-325 appreciation (-0.2% local appreciation)).
• Shawnee County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $41k; list at $130k implies a 220% gain — meaningful room to come down on a strong offer.

Recommended offer $98,000 (24.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.75×
• Total profit: $-9,130
• Equity at exit: $36,104

10-year hold

• IRR: 0.6%
• Equity multiple: 1.07×
• Total profit: $2,419
• Equity at exit: $42,130

Cash invested: $36,372 (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 66607

• Home prices YoY: -0.1%
• Active inventory: 22
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-59

Break-even live

Break-even rent $1,055

Max offer price $119,395

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-23	+0% $-59	+5% $-96	+10% $-133
Rent	-10% $-137	-5% $-98	+0% $-59	+5% $-21	+10% $18
Rate	-1.0pp $6	-0.5pp $-26	base $-59	+0.5pp $-93	+1.0pp $-127

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 SE Powell St Unit 12-2169 Topeka, KS	3.0	1.5	909	$980	$1.08	22d	1	1.39mi

Listing history 4 events

1. 2026-06-09
   status $129,900 Pending 2 DOM
2. 2026-06-08
   days on market $129,900 Active 2 DOM
3. 2026-06-07
   remarks 697-char remark
4. 2026-06-07
   listed $129,900 Active 1 DOM

ⓘ 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: $1,180 · $98/mo
• Projected year-2 tax: $1,832 · $153/mo
• Expected delta: +$652/yr (+$54/mo · 55.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,760
• − Mortgage interest: −$7,276
• − Property taxes: −$1,180
• − Insurance: −$650
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$3,779
• Taxable loss: −$3,006
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $8/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: Shawnee Heights
• NCES district ID: 2012180
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $71,771
• Composite: 27.04/100
• National rank: #7053
• State rank: #90 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
• City population: 118,130
• Population (ZIP): 9,873

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 0.67)
• Race & ethnicity: Hispanic / Latino 43% White 32% Black 20% Two or more races 16% Native American 1%
• Hispanic origin (detail): Mexican 38% Puerto Rican 2% Cuban 1%
• Common ancestry: Lithuanian 2% Iranian 1%
• Foreign-born: 12% · Canada, Dominican Republic
• Languages at home: 76% English-only · Spanish 23%

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: ▼ -0.25%
• Current HPI: 171.7381
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+220.0% since first listed

3 events — show timeline

• 2026-06-06 Listed $129,900 Sunflower MLS as distributed by MLS GRID
• 2007-11-13 Sold (Public Records) — Public Records
• 2001-07-01 Sold (Public Records) $40,600 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,180 · +4.2% YoY. Source: county tax records.