3371 SW Kirklawn Ave · Topeka, KS 66611

$140,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 39 Days on market

Built 1951 6,098 sqft lot Est $160k · 12% under

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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 +15.3/30.0
• ARV discount +13.1/15.0
• DSCR +4.7/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house is a gem and has been tastefully updated inside and out and is move in ready. It has new kitchen cabinets/countertops/sink. All new doors/hardware. New vinyl plank flooring in main areas, with newly carpeted bedrooms. Interiors walls have been refinished. One of the bedrooms has two closets. Bathroom features a nice walk-in shower with glass screen and door. A nice breakfast bar which adjoins a large living room. Features a nice sized fenced backyard great for pets! It has a large driveway which can hold multiple vehicles. There is also a small built-in storage room for lawn tools/equipment that can be accessed from the exterior or easily converted to additional closet space for a bedroom. Sewer has recently been replaced. Make your appointment today to tour this home!

Key facts

• Covered front porch
• Central heat
• Fenced yard

Tags

• FENCED YARD
• COVERED BACK PATIO
• COVERED FRONT PORCH
• STAINLESS STEEL GAS STOVE
• STAINLESS STEEL FRIDGE
• CENTRAL HEAT

Property features AI

Finance

• Other: Lot approximately 0.14 acres (55 x 110)

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Metal siding
• Exterior features: Chain link fence

Interior

• Kitchen: Eat-in kitchen; Breakfast bar
• Flooring: Laminate flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Breakfast bar; Eat-in kitchen; Concrete basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $52 ($627/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 $128k (8.7% below list).
• Recommended offer: $128k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• 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: Jardine Elementary (math 18% / reading 24%, grade F, #583 of 684 statewide, top 85%, 743 students, 79% FRL); Jardine Middle School (math 13% / reading 23%, grade F, #164 of 219 statewide, top 76%, 542 students, 79% FRL); Topeka High (math 11% / reading 20%, grade F, #248 of 327 statewide, top 76%, 1,514 students, 72% FRL).
• Market conditions: 49 active listings in the ZIP; 16 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 $968 of loan paydown is wiped out by about $4k 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 39 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $35k; list at $140k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,810 (8.7% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 0.91% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $159,840
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3380 SW Kirklawn Ave	0.03mi	3/1.0	1,080 (0%)	6mo	$159,500	$148	94
3372 SW Kirklawn Ave	0.03mi	2/1.0 (-1)	1,080 (0%)	17mo	$159,500	$148	79
1916 SW 34th St	0.58mi	3/1.0	980 (-9%)	16mo	$109,000	$111	44

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-19,344
• Equity at exit: $20,874

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-12,505
• Equity at exit: $12,105

Cash invested: $39,200 (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 66611

• Active inventory: 49
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,278 high
• Mortgage (P&I): −$734
• Tax from tax record: −$165 /mo · $1,979/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $52

Break-even live

Break-even rent $1,212

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $132	-5% $92	+0% $52	+5% $13	+10% $-27
Rent	-10% $-49	-5% $2	+0% $52	+5% $103	+10% $153
Rate	-1.0pp $123	-0.5pp $88	base $52	+0.5pp $16	+1.0pp $-21

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3423 SW Clare Ave Topeka, KS	3.0	1.0	1030	$1,395	$1.35	22d	1	0.05mi
3570 SW Kerry Ave Topeka, KS	3.0	1.0	1080	$1,350	$1.25	22d	1	0.21mi
1407 SW Glencoe St Topeka, KS	3.0	1.0	1030	$1,295	$1.26	22d	1	0.25mi
1400 SW Afton St Topeka, KS	3.0	1.0	1030	$1,075	$1.04	22d	1	0.29mi
3635 SW Devon Ave Topeka, KS	3.0	1.0	1118	$1,250	$1.12	22d	1	0.33mi
1701 SW 37th St Topeka, KS	2.0	1.0	869	$665	$0.77	22d	1	0.57mi
3365 SE Girard St Topeka, KS	2.0	1.0	1023	$950	$0.93	22d	1	0.65mi
3630 SW Plass Ave Topeka, KS	3.0	1.5	1080	$1,250	$1.16	22d	3	0.73mi
3640 SW Plass Ave Topeka, KS	3.0	1.5	1180	$1,300	$1.10	22d	1	0.74mi
3831 SW South Park Ave Unit D21 Topeka, KS	3.0	2.0	1280	$1,050	$0.82	22d	1	0.85mi
3831 SW South Park Ave Unit 34 Topeka, KS	2.0	2.0	840	$950	$1.13	22d	1	0.88mi
3729 SE Fremont St Topeka, KS	3.0	1.5	1392	$1,095	$0.79	22d	1	0.91mi
3317 SE Bryant St Topeka, KS	3.0	1.0	1000	$1,050	$1.05	22d	1	1.04mi
1316 SW 27th St Topeka, KS	2.0	2.0	1456	$1,150	$0.79	22d	1	1.19mi
1414 SW 27th St Topeka, KS	2.0	1.0	908	$825	$0.91	22d	1	1.19mi
2704 SE Massachusetts Ave Topeka, KS	3.0	1.0	936	$950	$1.01	22d	1	1.48mi

Listing history 6 events

1. 2026-05-15
   price $140,000
2. 2026-04-20
   listed $145,000 Active
3. 2022-02-22
   soldstatus 791-char remark

   Show marketing remark (791 chars)

   This house is a gem and has been tastefully updated inside and out and is move in ready. It has new kitchen cabinets/countertops/sink. All new doors/hardware. New vinyl plank flooring in main areas, with newly carpeted bedrooms. Interiors walls have been refinished. One of the bedrooms has two closets. Bathroom features a nice walk-in shower with glass screen and door. A nice breakfast bar which adjoins a large living room. Features a nice sized fenced backyard great for pets! It has a large driveway which can hold multiple vehicles. There is also a small built-in storage room for lawn tools/equipment that can be accessed from the exterior or easily converted to additional closet space for a bedroom. Sewer has recently been replaced. Make your appointment today to tour this home!

4. 2022-02-22
   soldstatus

   Show marketing remark (791 chars)

   This house is a gem and has been tastefully updated inside and out and is move in ready. It has new kitchen cabinets/countertops/sink. All new doors/hardware. New vinyl plank flooring in main areas, with newly carpeted bedrooms. Interiors walls have been refinished. One of the bedrooms has two closets. Bathroom features a nice walk-in shower with glass screen and door. A nice breakfast bar which adjoins a large living room. Features a nice sized fenced backyard great for pets! It has a large driveway which can hold multiple vehicles. There is also a small built-in storage room for lawn tools/equipment that can be accessed from the exterior or easily converted to additional closet space for a bedroom. Sewer has recently been replaced. Make your appointment today to tour this home!

5. 2022-02-14
   listed $99,000 791-char remark

   Show marketing remark (791 chars)

   This house is a gem and has been tastefully updated inside and out and is move in ready. It has new kitchen cabinets/countertops/sink. All new doors/hardware. New vinyl plank flooring in main areas, with newly carpeted bedrooms. Interiors walls have been refinished. One of the bedrooms has two closets. Bathroom features a nice walk-in shower with glass screen and door. A nice breakfast bar which adjoins a large living room. Features a nice sized fenced backyard great for pets! It has a large driveway which can hold multiple vehicles. There is also a small built-in storage room for lawn tools/equipment that can be accessed from the exterior or easily converted to additional closet space for a bedroom. Sewer has recently been replaced. Make your appointment today to tour this home!

6. 2021-10-04
   soldstatus $35,000

ⓘ 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: $1,979 · $165/mo
• Projected year-2 tax: $1,979 · $165/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 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: $15,337
• − Mortgage interest: −$7,842
• − Property taxes: −$1,979
• − Insurance: −$700
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$4,073
• Taxable loss: −$1,711
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $1,038/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): 9,828
• Household income: $55,837
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 501.0

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 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 13% Black 12% Two or more races 12%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Italian 2% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -142.03%
• Current HPI: 213.2041
• Rent YoY: —
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+300.0% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $140,000 Sunflower MLS as distributed by MLS GRID
• 2026-04-20 Listed $145,000 Sunflower MLS as distributed by MLS GRID
• 2022-02-22 Sold (Public Records) — Public Records
• 2022-02-22 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2022-02-14 Listed $99,000 Sunflower MLS as distributed by MLS GRID
• 2021-10-04 Sold (Public Records) $35,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,979 · +10.6% YoY. Source: county tax records.