1147 SW Webster Ave · Topeka, KS 66604

$125,000

4 bd · 2.0 ba · 2,055 sqft · SingleFamily public records · 327 Days on market

Built 1929 10,019 sqft lot Est $240k · 48% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +7.7/10.0
• 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

Move-in ready, Hi-efficiency Home on Large Corner Lot. 4 Bed/2 bath + bonus room. Pre-inspected for peace of mind! Buyer will get Brand New Roof! New water heater, AC, furnace w/ programmable temp control & built-in humidifier/dehumidifier, new argon gas-filled windows for LOW BILLS! Newly finished basement has built-in bookcase w/ wet bar. Mini fridge, electric FP, & ALL appliances STAY. Adorable front porch, lovely back deck, fantastic privacy fence, even a little free library! See it fast before it's gone!

Key facts

• Large back deck
• Finished basement
• Covered front deck

Tags

• FINISHED BASEMENT
• BUILT-IN BAR
• PRIVATE FENCED BACKYARD
• LARGE BACK DECK
• COVERED FRONT DECK

Property features AI

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence (single house); Residential property
• Construction: Vinyl siding
• Exterior features: Deck; Fenced yard with privacy fencing; Lot approximately 0.23 acres

Interior

• Kitchen: Gas range; Gas water heater
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Eat-in kitchen; Concrete basement (finished below grade area included)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 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) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 130 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $864 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 327 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; list at $125k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1929 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 327 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.27% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $240,435
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 Macvicar Ave	0.66mi	3/2.0 (-1)	1,993 (-3%)	5mo	$233,950	$117	55

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-898
• Equity at exit: $18,638

10-year hold

• IRR: 10.6%
• Equity multiple: 1.89×
• Total profit: $30,999
• Equity at exit: $10,808

Cash invested: $35,000 (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: 130
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,583 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$276 /mo · $3,309/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $267

Break-even live

Break-even rent $1,245

Max offer price $125,000

Occupancy floor 78%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1275 SW Mulvane St Topeka, KS	3.0	1.5	1791	$1,350	$0.75	21d	1	0.76mi
703 SW Parkview St Topeka, KS	3.0	2.0	1922	$1,995	$1.04	21d	1	0.80mi
1647 SW Buchanan St Topeka, KS	3.0	2.0	1550	$1,395	$0.90	21d	1	1.27mi
822 SW 8th Ave Topeka, KS	3.0	1.5	1600	$1,025	$0.64	21d	1	1.45mi

Listing history 26 events

1. 2026-06-15
   status $125,000 Pending 327 DOM
2. 2026-06-15
   days on market $125,000 Active 327 DOM
3. 2026-06-14
   days on market $125,000 Active 325 DOM
4. 2026-06-13
   days on market $125,000 Active 324 DOM
5. 2026-06-10
   days on market $125,000 Active 322 DOM
6. 2026-06-09
   days on market $125,000 Active 321 DOM
7. 2026-06-08
   days on market $125,000 Active 320 DOM
8. 2026-06-07
   days on market $125,000 Active 319 DOM
9. 2026-06-02
   days on market $125,000 Active 314 DOM
10. 2026-06-01
    days on market $125,000 Active 313 DOM
11. 2026-05-31
    days on market $125,000 Active 312 DOM
12. 2026-05-30
    days on market $125,000 Active 311 DOM
13. 2026-01-30
    price $125,000
14. 2025-12-18
    status Active
15. 2025-12-18
    price $135,000
16. 2025-08-05
    status Pending
17. 2025-05-29
    price $134,000
18. 2025-03-26
    price $140,000
19. 2025-03-14
    status Active
20. 2025-03-14
    price $151,000
21. 2025-02-16
    status Pending
22. 2025-02-12
    listed $140,000 Active
23. 2018-08-01
    soldstatus
24. 2018-07-31
    soldstatus 525-char remark

    Show marketing remark (525 chars)

    Move-in ready, Hi-efficiency Home on Large Corner Lot. 4 Bed/2 bath + bonus room. Pre-inspected for peace of mind! Buyer will get Brand New Roof! New water heater, AC, furnace w/ programmable temp control & built-in humidifier/dehumidifier, new argon gas-filled windows for LOW BILLS! Newly finished basement has built-in bookcase w/ wet bar. Mini fridge, electric FP, & ALL appliances STAY. Adorable front porch, lovely back deck, fantastic privacy fence, even a little free library! See it fast before it's gone!

25. 2018-06-09
    listed $129,950 525-char remark

    Show marketing remark (525 chars)

    Move-in ready, Hi-efficiency Home on Large Corner Lot. 4 Bed/2 bath + bonus room. Pre-inspected for peace of mind! Buyer will get Brand New Roof! New water heater, AC, furnace w/ programmable temp control & built-in humidifier/dehumidifier, new argon gas-filled windows for LOW BILLS! Newly finished basement has built-in bookcase w/ wet bar. Mini fridge, electric FP, & ALL appliances STAY. Adorable front porch, lovely back deck, fantastic privacy fence, even a little free library! See it fast before it's gone!

26. 2001-07-24
    soldstatus $83,000

ⓘ 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: $3,309 · $276/mo
• Projected year-2 tax: $3,309 · $276/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: $18,995
• − Mortgage interest: −$7,002
• − Property taxes: −$3,309
• − Insurance: −$625
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$3,636
• Taxable income: $1,384
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $2,874/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

+50.6% since first listed

14 events — show timeline

• 2026-01-30 Price Changed $125,000 Sunflower MLS as distributed by MLS GRID
• 2025-12-18 Relisted — Sunflower MLS as distributed by MLS GRID
• 2025-12-18 Price Changed $135,000 Sunflower MLS as distributed by MLS GRID
• 2025-08-05 Pending — Sunflower MLS as distributed by MLS GRID
• 2025-05-29 Price Changed $134,000 Sunflower MLS as distributed by MLS GRID
• 2025-03-26 Price Changed $140,000 Sunflower MLS as distributed by MLS GRID
• 2025-03-14 Relisted — Sunflower MLS as distributed by MLS GRID
• 2025-03-14 Price Changed $151,000 Sunflower MLS as distributed by MLS GRID
• 2025-02-16 Pending — Sunflower MLS as distributed by MLS GRID
• 2025-02-12 Listed $140,000 Sunflower MLS as distributed by MLS GRID
• 2018-08-01 Sold (Public Records) — Public Records
• 2018-07-31 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2018-06-09 Listed $129,950 Sunflower MLS as distributed by MLS GRID
• 2001-07-24 Sold (Public Records) $83,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,309 · +4.8% YoY. Source: county tax records.