2618 SW 30th St · Topeka, KS 66611

$214,000

3 bd · 2.5 ba · 1,437 sqft · MultiFamily public records · 3 Days on market

Built 1972 4,792 sqft lot

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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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• 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

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

Wow! Bigger than you think with almost 1,800 sq feet, plus 750 sq feet in basement. 3 BR, 2.5 Bath, living room and great room with fireplace. Over $23,000 spent in last two years on updates! Fresh carpet, front door & storm, new paint, painted cabinets, newer appliances, windows, roof-6 yrs old, Michael's bath updates, 1/2 bath vanity/lights, water softener, whole house water filter, GFCI outlets, back sliding door. Also high Eff HVAC system, water heater, Oxy 4 UV light whole house air purifier in air duct system, vinyl siding, big deck in private backyard, gutter guards, vaulted ceilings, lots of storage space & shelving. Slip out onto the massive deck out back, sit and relax to enjoy the beautiful landscape yard.

Key facts

• Large deck
• Attached garage
• Unfinished basement

Tags

• LARGE DECK
• UNFINISHED BASEMENT
• OPEN GREEN SPACE
• NO HOA
• ATTACHED GARAGE
• MINUTES FROM BIG SHUNGA PARK

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential half duplex; Vinyl siding
• Construction: Vinyl siding exterior; Full unfinished concrete basement
• Exterior features: Deck; Storm door(s); Wood privacy fencing

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Vaulted ceilings; One fireplace located in the great room; Full, unfinished concrete basement
• Laundry & utility: Laundry in basement; Gas water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $214k.

Deal economics

• At list price, monthly cash flow is $206 ($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 $211k (1.4% below list).
• Recommended offer: $211k (1.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Avondale Academy (math 24% / reading 24%, 379 students, 4% FRL); Jardine Middle School (math 13% / reading 23%, grade F, #164 of 219 statewide, top 76%, 542 students, 79% FRL); Topeka High (math 11% / reading 20%, grade F, #248 of 327 statewide, top 76%, 1,514 students, 72% FRL) — zoned schools average 52% FRL vs 69% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 49 active listings in the ZIP; 13 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).
• At $2,111/mo this rent would consume 45% of the median local household income ($56k/yr) (locally 501% 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 $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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $89k; list at $214k implies a 139% gain — meaningful room to come down on a strong offer.

Recommended offer $211,100 (1.4% below list)

Questions for the listing agent

1. Built in 1972 — 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 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: 0.99% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 8.4

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-21,528
• Equity at exit: $31,908

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,756
• Equity at exit: $18,503

Cash invested: $59,920 (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 66611

• Active inventory: 49
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $2,111 medium
• Mortgage (P&I): −$1,122
• Tax from tax record: −$250 /mo · $3,002/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $206

Break-even live

Break-even rent $1,850

Max offer price $214,000

Occupancy floor 85%

Sensitivity live

Price	-10% $327	-5% $267	+0% $206	+5% $146	+10% $85
Rent	-10% $39	-5% $123	+0% $206	+5% $290	+10% $373
Rate	-1.0pp $314	-0.5pp $261	base $206	+0.5pp $151	+1.0pp $94

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,294
1× unit	1	1	$817
Total (2 units)			$2,111

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3630 SW Plass Ave Topeka, KS	3.0	1.5	1080	$1,250	$1.16	23d	3	0.84mi
3640 SW Plass Ave Topeka, KS	3.0	1.5	1180	$1,300	$1.10	23d	1	0.87mi
3211 SW Twilight Ct Topeka, KS	1.0–3.0	1.0–2.0	965	$1,245	$1.29	23d	6	0.89mi
2920 SW Gage Blvd Topeka, KS	2.0	2.0	925	$850	$0.92	23d	1	0.90mi
4110 SW Twilight Dr Topeka, KS	2.0	1.5	1746	$1,150	$0.66	23d	1	0.94mi
1407 SW Glencoe St Topeka, KS	3.0	1.0	1030	$1,295	$1.26	23d	1	0.95mi
1414 SW 27th St Topeka, KS	2.0	1.0	908	$825	$0.91	23d	1	0.99mi
1400 SW Afton St Topeka, KS	3.0	1.0	1030	$1,075	$1.04	23d	1	1.05mi
1316 SW 27th St Topeka, KS	2.0	2.0	1456	$1,150	$0.79	23d	1	1.10mi
3423 SW Clare Ave Topeka, KS	3.0	1.0	1030	$1,395	$1.35	23d	1	1.11mi
2409 SW 21st St Topeka, KS	3.0	1.0	890	$850	$0.96	23d	1	1.13mi
3570 SW Kerry Ave Topeka, KS	3.0	1.0	1080	$1,350	$1.25	23d	1	1.23mi
3635 SW Devon Ave Topeka, KS	3.0	1.0	1118	$1,250	$1.12	23d	1	1.30mi

Listing history 7 events

1. 2026-05-18
   status Pending
2. 2026-05-14
   listed $214,000 Active
3. 2024-11-15
   soldstatus Closed 738-char remark

   Show marketing remark (738 chars)

   Wow! Bigger than you think with almost 1,800 sq feet, plus 750 sq feet in basement. 3 BR, 2.5 Bath, living room and great room with fireplace. Over $23,000 spent in last two years on updates! Fresh carpet, front door & storm, new paint, painted cabinets, newer appliances, windows, roof-6 yrs old, Michael's bath updates, 1/2 bath vanity/lights, water softener, whole house water filter, GFCI outlets, back sliding door. Also high Eff HVAC system, water heater, Oxy 4 UV light whole house air purifier in air duct system, vinyl siding, big deck in private backyard, gutter guards, vaulted ceilings, lots of storage space & shelving. Slip out onto the massive deck out back, sit and relax to enjoy the beautiful landscape yard.

4. 2024-11-15
   soldstatus

   Show marketing remark (738 chars)

   Wow! Bigger than you think with almost 1,800 sq feet, plus 750 sq feet in basement. 3 BR, 2.5 Bath, living room and great room with fireplace. Over $23,000 spent in last two years on updates! Fresh carpet, front door & storm, new paint, painted cabinets, newer appliances, windows, roof-6 yrs old, Michael's bath updates, 1/2 bath vanity/lights, water softener, whole house water filter, GFCI outlets, back sliding door. Also high Eff HVAC system, water heater, Oxy 4 UV light whole house air purifier in air duct system, vinyl siding, big deck in private backyard, gutter guards, vaulted ceilings, lots of storage space & shelving. Slip out onto the massive deck out back, sit and relax to enjoy the beautiful landscape yard.

5. 2024-10-10
   status Pending 738-char remark

   Show marketing remark (738 chars)

   Wow! Bigger than you think with almost 1,800 sq feet, plus 750 sq feet in basement. 3 BR, 2.5 Bath, living room and great room with fireplace. Over $23,000 spent in last two years on updates! Fresh carpet, front door & storm, new paint, painted cabinets, newer appliances, windows, roof-6 yrs old, Michael's bath updates, 1/2 bath vanity/lights, water softener, whole house water filter, GFCI outlets, back sliding door. Also high Eff HVAC system, water heater, Oxy 4 UV light whole house air purifier in air duct system, vinyl siding, big deck in private backyard, gutter guards, vaulted ceilings, lots of storage space & shelving. Slip out onto the massive deck out back, sit and relax to enjoy the beautiful landscape yard.

6. 2024-10-09
   listed $189,000 Active 738-char remark

   Show marketing remark (738 chars)

   Wow! Bigger than you think with almost 1,800 sq feet, plus 750 sq feet in basement. 3 BR, 2.5 Bath, living room and great room with fireplace. Over $23,000 spent in last two years on updates! Fresh carpet, front door & storm, new paint, painted cabinets, newer appliances, windows, roof-6 yrs old, Michael's bath updates, 1/2 bath vanity/lights, water softener, whole house water filter, GFCI outlets, back sliding door. Also high Eff HVAC system, water heater, Oxy 4 UV light whole house air purifier in air duct system, vinyl siding, big deck in private backyard, gutter guards, vaulted ceilings, lots of storage space & shelving. Slip out onto the massive deck out back, sit and relax to enjoy the beautiful landscape yard.

7. 2001-08-01
   soldstatus $89,400

ⓘ 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: $3,002 · $250/mo
• Projected year-2 tax: $3,017 · $251/mo
• Expected delta: +$15/yr (+$1/mo · 0.5%)

ⓘ 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: $25,332
• − Mortgage interest: −$11,987
• − Property taxes: −$3,002
• − Insurance: −$1,070
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$6,225
• Taxable loss: −$1,006
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $2,715/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): 9,828
• Household income: $55,837
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 501.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 13% Black 12% Two or more races 12%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Italian 2% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -142.03%
• Current HPI: 213.2041
• Rent YoY: —
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+139.4% since first listed

7 events — show timeline

• 2026-05-18 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-05-14 Listed $214,000 Sunflower MLS as distributed by MLS GRID
• 2024-11-15 Sold (Public Records) — Public Records
• 2024-11-15 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2024-10-10 Pending — Sunflower MLS as distributed by MLS GRID
• 2024-10-09 Listed $189,000 Sunflower MLS as distributed by MLS GRID
• 2001-08-01 Sold (Public Records) $89,400 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,002 · +47.8% YoY. Source: county tax records.