1641 SW Fillmore St · Topeka, KS 66604

$87,400

5 bd · 2.0 ba · 1,919 sqft · SingleFamily public records · 10 Days on market

Built 1910 3,525 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This charming 2.5 story home, built in 1910, blends timeless character with years of careful maintenance. Featuring much of the original woodwork and beautiful hardwood floors, this home offers warmth and historic appeal throughout. Heat and Air approx 3 years old. Enjoy relaxing mornings on the covered front porch or peaceful evenings on the screened-in porch without the bother of pests. This home offers 3 bedrooms and 2 full baths, with the potential for a 4th bedroom or bonus room on the upper level. Main floor laundry adds convenience, while the fenced backyard provides space for pets, entertaining, or outdoor enjoyment. Located close to Washburn University, this property would make an

Key facts

• Covered front porch
• Screened in porch
• Main floor laundry

Tags

• COVERED FRONT PORCH
• SCREENED IN PORCH
• MAIN FLOOR LAUNDRY
• FENCED BACKYARD
• CLOSE TO WASHBURN UNIVERSITY

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property; Located in Ott & Tewksberr subdivision
• Construction: Frame and plaster construction
• Exterior features: Chain link fenced yard; Composition roof

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Hardwood; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Gas water heater; Basement with block construction, unfinished
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Cap rate 15.6% 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: 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); 131 active listings in the ZIP; 219 units permitted in Shawnee County in 2024 (25 in 5+ unit buildings).
• This rent runs 32% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $604 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $27k; list at $87k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $87,400

Questions for the listing agent

1. Built in 1910 — 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: 1.85% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.28%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $40,299
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1353 SW Western Ave	0.24mi	5/3.0	1,910 (-0%)	11mo	$40,000	$21	75

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: 30.1%
• Equity multiple: 2.28×
• Total profit: $31,389
• Equity at exit: $13,032

10-year hold

• IRR: 38.1%
• Equity multiple: 4.79×
• Total profit: $92,788
• Equity at exit: $7,557

Cash invested: $24,472 (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: 131
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$458
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $679

Break-even live

Break-even rent $761

Max offer price $87,400

Occupancy floor 53%

Sensitivity live

Price	-10% $728	-5% $704	+0% $679	+5% $654	+10% $629
Rent	-10% $551	-5% $615	+0% $679	+5% $743	+10% $807
Rate	-1.0pp $723	-0.5pp $701	base $679	+0.5pp $656	+1.0pp $633

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: $21,850
• Closing costs: $2,622
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-21
   status Pending
2. 2026-05-20
   price $87,400
3. 2026-05-11
   listed $89,900 Active
4. 1987-08-01
   soldstatus $26,900

ⓘ 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: $1,273 · $106/mo
• Projected year-2 tax: $1,273 · $106/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: $19,438
• − Mortgage interest: −$4,896
• − Property taxes: −$1,273
• − Insurance: −$437
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$2,543
• Taxable income: $7,179
• Est. tax owed @ 24.0%: −$1,723
• After-tax cash flow: $6,422/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

+224.9% since first listed

4 events — show timeline

• 2026-05-21 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-05-20 Price Changed $87,400 Sunflower MLS as distributed by MLS GRID
• 2026-05-11 Listed $89,900 Sunflower MLS as distributed by MLS GRID
• 1987-08-01 Sold (Public Records) $26,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,273 · +9.9% YoY. Source: county tax records.