3021 SW Westwood Dr · Topeka, KS 66614

$204,500

3 bd · 1.5 ba · 1,602 sqft · SingleFamily public records · 4 Days on market

Built 1966 0.26 ac lot Est $231k · 11% 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).

• ARV discount +12.6/15.0
• Cash flow +7.7/30.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located is this 3 bedroom, 1.5 bath split level with basement and 1 car garage. Home features an electric cooktop, hardwood floors and big deck off the back. Some updating is needed. Close to shopping, interstate and restaurants. This is a Fannie Mae HomePath Property!

Key facts

• Entertaining deck
• Large rec room
• Fenced backyard

Tags

• RESTORED HARDWOOD FLOORS
• PARTIALLY FINISHED BASEMENT
• LARGE REC ROOM
• FENCED BACKYARD
• ENTERTAINING DECK

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick and vinyl siding exterior; Partially finished concrete basement
• Exterior features: Chain link fence; Deck

Interior

• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Storm windows; Deck
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (27.3% below list).
• Recommended offer: $149k (27.3% below list) — sets the bar for 1% rule.

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 West High (math 13% / reading 20%, grade F, #244 of 327 statewide, top 75%, 1,085 students, 59% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: Rents rising fast (+9.9%/yr); 142 active listings in the ZIP; 6 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 $1k of loan paydown is wiped out by about $6k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $76k; list at $204k implies a 169% gain — meaningful room to come down on a strong offer.

Recommended offer $148,648 (27.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1966 — 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: 0.73% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.96%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $230,688
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4212 SW 28th Ter	0.59mi	4/1.5 (+1)	1,508 (-6%)	0mo	$225,000	$149	58
4413 SW Twilight Dr	0.72mi	4/2.0 (+1)	1,695 (+6%)	3mo	$244,900	$144	47
4200 29th St	0.55mi	4/1.5 (+1)	1,792 (+12%)	9mo	$110,000	$61	42
3500 SW Oak Pkwy	0.61mi	3/2.5	1,769 (+10%)	12mo	$240,000	$136	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.30×
• Total profit: $-40,327
• Equity at exit: $30,492

10-year hold

• IRR: -4.1%
• Equity multiple: 0.67×
• Total profit: $-18,676
• Equity at exit: $17,681

Cash invested: $57,260 (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 66614

• Rents YoY: 9.9%
• Active inventory: 142
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$1,072
• Tax from tax record: −$253 /mo · $3,039/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-237

Break-even live

Break-even rent $1,786

Max offer price $162,712

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-179	+0% $-237	+5% $-294	+10% $-352
Rent	-10% $-354	-5% $-295	+0% $-237	+5% $-178	+10% $-119
Rate	-1.0pp $-134	-0.5pp $-185	base $-237	+0.5pp $-290	+1.0pp $-343

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: $51,125
• Closing costs: $6,135
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3211 SW Twilight Ct Topeka, KS	1.0–3.0	1.0–2.0	965	$1,245	$1.29	23d	6	0.35mi
4110 SW Twilight Dr Topeka, KS	2.0	1.5	1746	$1,150	$0.66	23d	1	0.40mi
3630 SW Plass Ave Topeka, KS	3.0	1.5	1080	$1,250	$1.16	23d	3	1.13mi
3640 SW Plass Ave Topeka, KS	3.0	1.5	1180	$1,300	$1.10	23d	1	1.15mi
2211 SW Burnett Rd Topeka, KS	3.0	1.0	1239	$1,595	$1.29	23d	1	1.20mi
2320 SW Valley Brook Ln Topeka, KS	3.0	1.0	1200	$1,500	$1.25	23d	1	1.29mi

Listing history 6 events

1. 2026-05-18
   status Pending
2. 2026-05-13
   listed $204,500 Active
3. 2017-09-12
   soldstatus 282-char remark

   Show marketing remark (282 chars)

   Conveniently located is this 3 bedroom, 1.5 bath split level with basement and 1 car garage. Home features an electric cooktop, hardwood floors and big deck off the back. Some updating is needed. Close to shopping, interstate and restaurants. This is a Fannie Mae HomePath Property!

4. 2017-07-11
   listed $72,900 282-char remark

   Show marketing remark (282 chars)

   Conveniently located is this 3 bedroom, 1.5 bath split level with basement and 1 car garage. Home features an electric cooktop, hardwood floors and big deck off the back. Some updating is needed. Close to shopping, interstate and restaurants. This is a Fannie Mae HomePath Property!

5. 2014-07-11
   listed $82,500
6. 1996-07-01
   soldstatus $76,000

ⓘ 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: $3,039 · $253/mo
• Projected year-2 tax: $3,039 · $253/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 2/10 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: $17,838
• − Mortgage interest: −$11,455
• − Property taxes: −$3,039
• − Insurance: −$1,022
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$5,949
• Taxable loss: −$6,482
• Est. tax savings @ 24.0%: +$1,556
• After-tax cash flow: $-1,283/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): 32,538
• Household income: $71,377
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 852.0

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 4% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 3% 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: ▼ -160.56%
• Current HPI: 225.5592
• Rent YoY: ▲ 9.88%
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+169.1% since first listed

6 events — show timeline

• 2026-05-18 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-05-13 Listed $204,500 Sunflower MLS as distributed by MLS GRID
• 2017-09-12 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2017-07-11 Listed $72,900 Sunflower MLS as distributed by MLS GRID
• 2014-07-11 Listed $82,500 Sunflower MLS as distributed by MLS GRID
• 1996-07-01 Sold (Public Records) $76,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,039 · +9.1% YoY. Source: county tax records.