929 SW Huntoon St · Topeka, KS 66604

$200,000

3 bd · 3.0 ba · 2,701 sqft · SingleFamily public records · 136 Days on market

Built 1888 1,742 sqft lot

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Why this score? — see what drove the F 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 +9.6/30.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

929 SW Huntoon Street – The Woodward Row Houses- A rare opportunity to own a piece of local history with modern income potential. Known as one of The Woodward Row Houses, this charming triplex offers multiple revenue strategies—short-term rental, extended-stay apartments, or traditional long-term leases. The property features three thoughtfully configured units: Studio apartment – ideal for short stays or executive rentals One-bedroom, one-bath unit – perfect for extended stay or long-term tenants Two-bedroom, one-bath unit – strong demand for families or roommates Each unit maintains its own identity, allowing an owner to diversify rental strate

Key facts

• Short term rental
• Historic charm
• Three units

Tags

• TRIPLEX
• SHORT TERM RENTAL
• THREE UNITS
• LOCAL AMENITIES
• HISTORIC CHARM
• VERSATILE UNIT MIX

Property features AI

Finance

• Other: Current occupancy noted as vacant
• Financial info: Gross income listed as $24,000; Operating expenses can include maintenance, insurance, property management, and real estate tax; Annual taxes listed (reference only)
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Individual heat and air; Individual water heaters; Separate meters
• Home design: Residential income property (Triplex); 2-story building; Zoned M2
• Construction: Brick veneer and wood siding exterior; Composition roof
• Exterior features: Not in a flood plain; Lot recorded as 0.04 acres

Interior

• Bedrooms: Three units total: one 2-bedroom unit and two 1-bedroom units
• Bathrooms: Each unit has one bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Has basement; Individual heating and air systems; Separate water heaters; Separate meters

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (27.8% below list).
• Recommended offer: $144k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% in Topeka — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Randolph Elem (math 22% / reading 37%, grade F, #463 of 684 statewide, top 73%, 359 students, 76% FRL); Robinson Middle School (math 10% / reading 19%, grade F, #180 of 219 statewide, top 83%, 360 students, 84% FRL); Topeka High (math 11% / reading 20%, grade F, #248 of 327 statewide, top 76%, 1,514 students, 72% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 131 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• It's been on market 136 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $50k; list at $200k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,435 (27.8% 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. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1888 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $21,608
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 Polk St	0.32mi	4/2.0 (+1)	2,408 (-11%)	4mo	$19,900	$8	54

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: -19.7%
• Equity multiple: 0.30×
• Total profit: $-38,999
• Equity at exit: $29,821

10-year hold

• IRR: -10.2%
• Equity multiple: 0.35×
• Total profit: $-36,558
• Equity at exit: $17,292

Cash invested: $56,000 (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: 131
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,444 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-135

Break-even live

Break-even rent $1,615

Max offer price $176,161

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-78	+0% $-135	+5% $-192	+10% $-248
Rent	-10% $-249	-5% $-192	+0% $-135	+5% $-78	+10% $-21
Rate	-1.0pp $-34	-0.5pp $-84	base $-135	+0.5pp $-187	+1.0pp $-239

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	22d	1	0.57mi

Listing history 26 events

1. 2026-06-21
   days on market $200,000 Active 136 DOM
2. 2026-06-19
   days on market $200,000 Active 134 DOM
3. 2026-06-18
   days on market $200,000 Active 133 DOM
4. 2026-06-17
   days on market $200,000 Active 132 DOM
5. 2026-06-16
   days on market $200,000 Active 131 DOM
6. 2026-06-15
   days on market $200,000 Active 130 DOM
7. 2026-06-14
   days on market $200,000 Active 128 DOM
8. 2026-06-13
   days on market $200,000 Active 127 DOM
9. 2026-06-10
   days on market $200,000 Active 125 DOM
10. 2026-06-09
    days on market $200,000 Active 124 DOM
11. 2026-06-08
    days on market $200,000 Active 123 DOM
12. 2026-06-07
    days on market $200,000 Active 122 DOM
13. 2026-06-02
    days on market $200,000 Active 117 DOM
14. 2026-06-01
    days on market $200,000 Active 116 DOM
15. 2026-05-31
    days on market $200,000 Active 115 DOM
16. 2026-05-30
    days on market $200,000 Active 114 DOM
17. 2026-03-30
    historical $795
18. 2026-02-14
    price $795
19. 2026-02-05
    listed $200,000 Active
20. 2025-12-12
    price $850
21. 2025-11-07
    price $950
22. 2025-10-14
    price $1,050
23. 2025-09-11
    price $1,195
24. 2025-09-10
    listed $1,100
25. 2013-06-10
    soldstatus
26. 1987-06-01
    soldstatus $50,021

ⓘ 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: $1,726 · $144/mo
• Projected year-2 tax: $2,820 · $235/mo
• Expected delta: +$1,094/yr (+$91/mo · 63.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $17,332
• − Mortgage interest: −$11,203
• − Property taxes: −$1,726
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$5,818
• Taxable loss: −$5,188
• Est. tax savings @ 24.0%: +$1,245
• After-tax cash flow: $-374/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

+299.8% since first listed

10 events — show timeline

• 2026-03-30 Rental Removed $795 SHOWMOJO
• 2026-02-14 Price Changed $795 SHOWMOJO
• 2026-02-05 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-12 Price Changed $850 SHOWMOJO
• 2025-11-07 Price Changed $950 SHOWMOJO
• 2025-10-14 Price Changed $1,050 SHOWMOJO
• 2025-09-11 Price Changed $1,195 SHOWMOJO
• 2025-09-10 Listed for Rent $1,100 SHOWMOJO
• 2013-06-10 Sold (Public Records) — Public Records
• 1987-06-01 Sold (Public Records) $50,021 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,726 · +24.0% YoY. Source: county tax records.