800 SW Jewell Ave · Topeka, KS 66606

$69,900

3 bd · 1.0 ba · 1,729 sqft · SingleFamily public records · 44 Days on market

Built 1925 3,920 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
• 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

Nice location and close to hospitals and medical buildings. Corner lot holds this 3 bedroom, 1 bath home with basement and garage. Home has high ceilings and original moldings. Large front porch. Home has over 1,700 square feet. Lots of potential in this one.

Key facts

• Large front porch
• Basement
• Original moldings

Tags

• CORNER LOT
• LARGE FRONT PORCH
• HIGH CEILINGS
• ORIGINAL MOLDINGS
• BASEMENT

Property features AI

Finance

• Other: Property listed by Carter Realty

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction with vinyl siding; Above-grade finished area approximately 1,729 (value provided)
• Exterior features: Composition roof; Lot dimensions approximately 125 x 33 (0.09 acre); Corner location in the Melrose subdivision

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air
• Interior features: Gas water heater; Hardwood floors; Unfinished block 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 $70k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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); Landon Middle School (math 15% / reading 27%, grade F, #142 of 219 statewide, top 65%, 457 students, 68% FRL); Topeka High (math 11% / reading 20%, grade F, #248 of 327 statewide, top 76%, 1,514 students, 72% FRL).
• Market conditions: 67 active listings in the ZIP; 12 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 $483 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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: 1.83% ✓
• Cap rate: 15.02%
• Cash-on-cash: 31.17%
• DSCR: 2.39
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $174,629
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 SW Woodward Ave	0.72mi	3/1.5	1,690 (-2%)	18mo	$169,900	$101	46

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: 26.0%
• Equity multiple: 2.08×
• Total profit: $21,087
• Equity at exit: $10,422

10-year hold

• IRR: 33.7%
• Equity multiple: 4.08×
• Total profit: $60,190
• Equity at exit: $6,044

Cash invested: $19,572 (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 66606

• Home prices YoY: -34.5%
• Active inventory: 67
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$367
• Tax from tax record: −$109 /mo · $1,303/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $508

Break-even live

Break-even rent $638

Max offer price $69,900

Occupancy floor 55%

Sensitivity live

Price	-10% $548	-5% $528	+0% $508	+5% $489	+10% $469
Rent	-10% $407	-5% $458	+0% $508	+5% $559	+10% $610
Rate	-1.0pp $544	-0.5pp $526	base $508	+0.5pp $490	+1.0pp $472

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
937 SW Jewell Ave Topeka, KS	3.0	1.0	1297	$1,295	$1.00	22d	1	0.17mi
416 SW Clay St Topeka, KS	3.0	1.0	1639	$1,025	$0.63	22d	1	0.75mi
822 SW 8th Ave Topeka, KS	3.0	1.5	1600	$1,025	$0.64	22d	1	0.81mi
1275 SW Mulvane St Topeka, KS	3.0	1.5	1791	$1,350	$0.75	22d	1	0.84mi
111 NW Quinton Ave Topeka, KS	3.0	1.5	1232	$1,045	$0.85	22d	1	0.90mi
1268 SW Western Ave Unit 1A Topeka, KS	2.0	1.0	1404	$1,000	$0.71	22d	1	1.07mi
520 SW 5th St Topeka, KS	4.0	1.0	1224	$1,250	$1.02	22d	1	1.11mi
703 SW Parkview St Topeka, KS	3.0	2.0	1922	$1,995	$1.04	22d	1	1.19mi
1415 SW Western Ave Topeka, KS	4.0	1.0	1190	$1,400	$1.18	22d	1	1.22mi
1647 SW Buchanan St Topeka, KS	3.0	2.0	1550	$1,395	$0.90	22d	1	1.29mi
1116 SW 18th St Topeka, KS	3.0	1.0	1105	$1,175	$1.06	22d	1	1.40mi
1624 SW Polk St Topeka, KS	3.0	2.0	1288	$1,350	$1.05	22d	1	1.44mi

Listing history 16 events

1. 2026-06-19
   days on market $69,900 Active 44 DOM
2. 2026-06-18
   days on market $69,900 Active 43 DOM
3. 2026-06-17
   days on market $69,900 Active 42 DOM
4. 2026-06-16
   days on market $69,900 Active 41 DOM
5. 2026-06-15
   days on market $69,900 Active 40 DOM
6. 2026-06-14
   days on market $69,900 Active 38 DOM
7. 2026-06-13
   days on market $69,900 Active 37 DOM
8. 2026-06-10
   days on market $69,900 Active 35 DOM
9. 2026-06-09
   days on market $69,900 Active 34 DOM
10. 2026-06-08
    days on market $69,900 Active 33 DOM
11. 2026-06-07
    days on market $69,900 Active 32 DOM
12. 2026-06-02
    days on market $69,900 Active 27 DOM
13. 2026-06-01
    days on market $69,900 Active 26 DOM
14. 2026-05-31
    days on market $69,900 Active 25 DOM
15. 2026-05-30
    days on market $69,900 Active 24 DOM
16. 2026-05-05
    listed $69,900 Active

ⓘ 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: $1,303 · $109/mo
• Projected year-2 tax: $1,303 · $109/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,383
• − Mortgage interest: −$3,915
• − Property taxes: −$1,303
• − Insurance: −$350
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$2,033
• Taxable income: $5,320
• Est. tax owed @ 24.0%: −$1,277
• After-tax cash flow: $4,824/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): 9,842
• Household income: $57,169
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 521.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 7% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -120.02%
• Current HPI: 227.5883
• Rent YoY: —
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-05 Listed $69,900 Sunflower MLS as distributed by MLS GRID

Property tax history

+1.9%/yr

Latest (2025): $1,303 · +7.5% YoY. Source: county tax records.