1105 SW Western Ave · Topeka, KS 66604

$134,000

4 bd · 2.5 ba · 1,662 sqft · SingleFamily public records · 5 Days on market

Built 1900 5,227 sqft lot Est $126k · 6% over

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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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• ARV discount +4.8/15.0
• 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 MLS

Duplex (could be potential Tri-Plex) with tons of potential. Needs some TLC but priced accordingly. Hardwood floors throughout, large rooms, beautiful woodwork, 2 bed/2 bath unit upstairs and 2 bed/1 bath unit downstairs. Great investment opportunity for anyone looking for that spring project!

Key facts

• Laundry facilities
• Converted duplex
• Outdoor enjoyment

Tags

• CONVERTED DUPLEX
• SEPARATE ENTRANCES
• FENCED BACKYARD
• LAUNDRY FACILITIES
• OUTDOOR ENJOYMENT
• STRONG RENTAL APPEAL

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence (single house); Residential property; Above-grade finished area 1,662
• Construction: Frame construction
• Exterior features: Composition roof

Interior

• Bedrooms: Laundry facilities on upper level and in basement
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Electric water heater; Partial unfinished basement
• Laundry & utility: Laundry on upper level; Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $131k (2.5% below list).
• Recommended offer: $131k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Lowman Hill Elem (math 17% / reading 22%, grade F, #593 of 684 statewide, top 89%, 308 students, 88% FRL); 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $926 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $134k implies a 319% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,708 (2.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.98% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $126,312
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 / 1024 SW Fillmore St	0.09mi	3/1.0 (-1)	1,630 (-2%)	2mo	$124,000	$76	80
1353 SW Western Ave	0.44mi	5/3.0 (+1)	1,910 (+15%)	11mo	$40,000	$21	39

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: -4.9%
• Equity multiple: 0.81×
• Total profit: $-7,001
• Equity at exit: $19,980

10-year hold

• IRR: 6.2%
• Equity multiple: 1.48×
• Total profit: $18,178
• Equity at exit: $11,586

Cash invested: $37,520 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$703
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $203

Break-even live

Break-even rent $1,051

Max offer price $134,000

Occupancy floor 80%

Sensitivity live

Price	-10% $278	-5% $240	+0% $203	+5% $165	+10% $127
Rent	-10% $99	-5% $151	+0% $203	+5% $254	+10% $306
Rate	-1.0pp $270	-0.5pp $237	base $203	+0.5pp $168	+1.0pp $132

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
822 SW 8th Ave Topeka, KS	3.0	1.5	1600	$1,025	$0.64	22d	1	0.37mi
1415 SW Western Ave Topeka, KS	4.0	1.0	1190	$1,400	$1.18	22d	1	0.48mi
1624 SW Polk St Topeka, KS	3.0	2.0	1288	$1,350	$1.05	22d	1	0.68mi
1275 SW Mulvane St Topeka, KS	3.0	1.5	1791	$1,350	$0.75	22d	1	0.68mi
520 SW 5th St Topeka, KS	4.0	1.0	1224	$1,250	$1.02	22d	1	0.73mi
416 SW Clay St Topeka, KS	3.0	1.0	1639	$1,025	$0.63	22d	1	0.73mi
1647 SW Buchanan St Topeka, KS	3.0	2.0	1550	$1,395	$0.90	22d	1	0.74mi
1116 SW 18th St Topeka, KS	3.0	1.0	1105	$1,175	$1.06	22d	1	0.82mi
937 SW Jewell Ave Topeka, KS	3.0	1.0	1297	$1,295	$1.00	22d	1	0.85mi
1936 SW Clay St Topeka, KS	3.0	1.0	1572	$1,000	$0.64	22d	1	1.01mi
111 NW Quinton Ave Topeka, KS	3.0	1.5	1232	$1,045	$0.85	22d	1	1.17mi

Listing history 6 events

1. 2026-06-21
   days on market $134,000 Active 5 DOM
2. 2026-06-19
   days on market $134,000 Active 3 DOM
3. 2026-06-18
   days on market $134,000 Active 2 DOM
4. 2026-06-17
   price $134,000 Active 1 DOM
5. 2026-06-17
   remarks 699-char remark
6. 2026-06-17
   listed $154,000 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: $858 · $72/mo
• Projected year-2 tax: $1,889 · $157/mo
• Expected delta: +$1,031/yr (+$86/mo · 120.1%)

ⓘ 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 6 d/yr ≥107°F today · 15 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: $15,685
• − Mortgage interest: −$7,506
• − Property taxes: −$858
• − Insurance: −$670
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$3,898
• Taxable income: $243
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $2,372/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

+219.2% since first listed

10 events — show timeline

• 2026-06-16 Listed $154,000 Sunflower MLS as distributed by MLS GRID
• 2025-04-22 Price Changed $125,000 Sunflower MLS as distributed by MLS GRID
• 2025-03-14 Price Changed $132,000 Sunflower MLS as distributed by MLS GRID
• 2023-10-05 Sold (Public Records) — Public Records
• 2021-08-27 Sold (Public Records) — Public Records
• 2016-04-12 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2016-03-04 Listed $20,600 Sunflower MLS as distributed by MLS GRID
• 2015-03-16 Sold (Public Records) $32,000 Public Records
• 2007-05-08 Sold (Public Records) — Public Records
• 1995-04-01 Sold (Public Records) $48,250 Public Records

Property tax history

-0.1%/yr

Latest (2025): $858 · +64.4% YoY. Source: county tax records.