4110 NW Beecher Rd · Topeka, KS 66618

$285,000

3 bd · 2.5 ba · 2,352 sqft · MultiFamily public records · 6 Days on market

Built 1971 0.65 ac lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Rare find in Seaman district! This stunning, well loved 3 bed 2.5 bath home features an oversized yard, Mother-in-Law suite, 2 kitchens, 2 laundry areas, Handicap features including a walk in shower, large bathroom and wide doorways, private deck off back, large wrap around deck that connects right off of the kitchen! You'll love all of the extra space! This beauty will not last long.

Key facts

• In-law suite
• Large front yard
• Natural light

Tags

• IN-LAW SUITE
• LARGE FRONT YARD
• NATURAL LIGHT
• KITCHEN APPLIANCES STAY

Property features AI

Exterior

• Parking: Attached garage; Carport; 1 garage space
• Home design: Single-family residence; Residential property
• Construction: Composition roof
• Exterior features: Deck

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: Electric range, microwave, dishwasher, refrigerator; Vinyl and carpet flooring; Full basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Cap rate 12.1% 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.
• Seaman (suburban): math 32% / reading 37% proficiency, ranked #51 of 169 in KS (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Indianola Elem (math 43% / reading 56%, grade D, #165 of 684 statewide, top 28%, 426 students, 26% FRL); Seaman Middle School (math 17% / reading 23%, grade F, #146 of 219 statewide, top 67%, 585 students, 37% FRL); Seaman High (math 17% / reading 22%, grade F, #216 of 327 statewide, top 70%, 1,239 students, 31% FRL).
• Market conditions: 64 active listings in the ZIP; solid renter incomes; 219 units permitted in Shawnee County in 2024 (25 in 5+ unit buildings).
• At $4,163/mo this rent would consume 45% of the median local household income ($110k/yr) (locally 100% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 $80k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,000

Questions for the listing agent

1. Built in 1971 — 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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.82%
• DSCR: 1.93
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.53×
• Total profit: $42,033
• Equity at exit: $42,494

10-year hold

• IRR: 22.1%
• Equity multiple: 2.88×
• Total profit: $150,255
• Equity at exit: $24,642

Cash invested: $79,800 (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 66618

• Home prices YoY: -34.2%
• Active inventory: 64
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $4,163 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$291 /mo · $3,489/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$874
• Net cashflow: $1,385

Break-even live

Break-even rent $2,410

Max offer price $285,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,546	-5% $1,465	+0% $1,385	+5% $1,304	+10% $1,223
Rent	-10% $1,056	-5% $1,220	+0% $1,385	+5% $1,549	+10% $1,714
Rate	-1.0pp $1,528	-0.5pp $1,457	base $1,385	+0.5pp $1,311	+1.0pp $1,236

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,860
1× unit	1	1	$1,304
Total (3 units)			$4,163

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   statusdays on market $285,000 Pending 6 DOM
2. 2026-06-02
   days on market $285,000 Active 5 DOM
3. 2026-06-01
   days on market $285,000 Active 4 DOM
4. 2026-05-31
   days on market $285,000 Active 3 DOM
5. 2026-05-30
   days on market $285,000 Active 2 DOM
6. 2026-05-28
   listed $285,000 Active
7. 2022-04-01
   soldstatus
8. 2022-03-30
   soldstatus 388-char remark

   Show marketing remark (388 chars)

   Rare find in Seaman district! This stunning, well loved 3 bed 2.5 bath home features an oversized yard, Mother-in-Law suite, 2 kitchens, 2 laundry areas, Handicap features including a walk in shower, large bathroom and wide doorways, private deck off back, large wrap around deck that connects right off of the kitchen! You'll love all of the extra space! This beauty will not last long.

9. 2022-02-18
   listed $200,000 388-char remark

   Show marketing remark (388 chars)

   Rare find in Seaman district! This stunning, well loved 3 bed 2.5 bath home features an oversized yard, Mother-in-Law suite, 2 kitchens, 2 laundry areas, Handicap features including a walk in shower, large bathroom and wide doorways, private deck off back, large wrap around deck that connects right off of the kitchen! You'll love all of the extra space! This beauty will not last long.

10. 2019-11-06
    soldstatus
11. 2019-11-05
    soldstatus 425-char remark

    Show marketing remark (425 chars)

    Many things to love about this one! Well Loved, Beautiful Floors, Updates galore! Open floor plan, Huge yard Landscaped, beautiful flowers, Mother-in-Law quarters, 2 kitchens, 2 laundry areas, Handicap features include walk in shower, Large bathroom wide doorways, private deck off back, large wrap around deck off kitchen, West Indianola School Dist. Great Location Easy access to Commute to Topeka, Lawrence, Holton, etc. .

12. 2019-09-24
    listed $172,000 425-char remark

    Show marketing remark (425 chars)

    Many things to love about this one! Well Loved, Beautiful Floors, Updates galore! Open floor plan, Huge yard Landscaped, beautiful flowers, Mother-in-Law quarters, 2 kitchens, 2 laundry areas, Handicap features include walk in shower, Large bathroom wide doorways, private deck off back, large wrap around deck off kitchen, West Indianola School Dist. Great Location Easy access to Commute to Topeka, Lawrence, Holton, etc. .

ⓘ 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: $3,489 · $291/mo
• Projected year-2 tax: $4,018 · $335/mo
• Expected delta: +$530/yr (+$44/mo · 15.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 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: $49,956
• − Mortgage interest: −$15,964
• − Property taxes: −$3,489
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,996
• − Management: −$3,996
• − Depreciation: −$8,291
• Taxable income: $12,794
• Est. tax owed @ 24.0%: −$3,070
• After-tax cash flow: $13,546/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: Seaman
• NCES district ID: 2011490
• Math proficiency: 32% ▼ -5.00%
• Reading proficiency: 37% ▬ 0.00%
• Median HH income: $65,842
• Composite: 31.43/100
• National rank: #5985
• State rank: #51 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

• County: Shawnee County · 118,130 people
• City population: 118,130
• Metro: Topeka, KS
• Population (ZIP): 10,179
• Household income: $109,884
• Rent vs Own: 9.1% rent · 90.9% own
• Severe rent burden: 100.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada

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: ▼ -123.99%
• Current HPI: 238.3831
• Rent YoY: —
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+65.7% since first listed

7 events — show timeline

• 2026-05-28 Listed $285,000 Sunflower MLS as distributed by MLS GRID
• 2022-04-01 Sold (Public Records) — Public Records
• 2022-03-30 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2022-02-18 Listed $200,000 Sunflower MLS as distributed by MLS GRID
• 2019-11-06 Sold (Public Records) — Public Records
• 2019-11-05 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2019-09-24 Listed $172,000 Sunflower MLS as distributed by MLS GRID

Property tax history

+8.1%/yr

Latest (2025): $3,489 · -24.4% YoY. Source: county tax records.