334 SE 47th St · Topeka, KS 66609

$25,000

3 bd · 2.0 ba · 896 sqft · Manufactured · 37 Days on market

Built 2018 Good condition ↓ 7% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

South Village Mobile located in the desirable Washburn Rural School District! Built in 2018, this 3 bedroom, 2 bathroom mobile home offers the perfect blend of comfort and convenience. The open floor plan creates a bright and spacious feel, making it ideal for both everyday living and entertaining. The kitchen comes equipped with newer appliances, and the washer and dryer are included for added convenience. With modern finishes, a functional layout, this home is truly ready for its next owner. South Village is a vibrant, well-managed community offering fantastic amenities, including a swimming pool, basketball and tennis courts, playground, storm shelters, dog park, and optional camper/trai

Key facts

• Open floor plan
• Newer appliances
• Swimming pool

Tags

• OPEN FLOOR PLAN
• NEWER APPLIANCES
• SWIMMING POOL
• BASKETBALL COURTS
• TENNIS COURTS
• PLAYGROUND

Property features AI

Finance

• HOA & community: Community pool

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Single house style
• Construction: Vinyl siding
• Exterior features: Deck

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher not listed
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air
• Interior features: Electric water heater; Microwave; Refrigerator
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $25k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.3% 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.
• Auburn Washburn (rural): math 34% / reading 42% proficiency, ranked #29 of 169 in KS (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washburn Rural Middle School (math 28% / reading 31%, grade F, #72 of 219 statewide, top 38%, 943 students, 36% FRL); Washburn Rural High (math 25% / reading 30%, grade F, #83 of 327 statewide, top 25%, 1,884 students, 31% FRL).
• Market conditions: 39 active listings in the ZIP; 6 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 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: 3.94% ✓
• Cap rate: 35.31%
• Cash-on-cash: 103.62%
• DSCR: 5.61
• GRM: 2.1

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: 93.0%
• Equity multiple: 5.32×
• Total profit: $30,268
• Equity at exit: $3,728

10-year hold

• IRR: 95.9%
• Equity multiple: 11.10×
• Total profit: $70,703
• Equity at exit: $2,162

Cash invested: $7,000 (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 66609

• Home prices YoY: -14.6%
• Active inventory: 39
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $984 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $538

Break-even live

Break-even rent $303

Max offer price $25,000

Occupancy floor 40%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4842 SW Topeka Blvd Topeka, KS	2.0	2.0	840	$950	$1.13	21d	1	0.46mi
201 SW Sanneman Dr Topeka, KS	2.0	1.0	660	$795	$1.20	21d	1	0.58mi
3831 SW South Park Ave Unit 34 Topeka, KS	2.0	2.0	840	$950	$1.13	21d	1	0.75mi
3635 SW Devon Ave Topeka, KS	3.0	1.0	1118	$1,250	$1.12	21d	1	1.33mi
3365 SE Girard St Topeka, KS	2.0	1.0	1023	$950	$0.93	21d	1	1.36mi
3570 SW Kerry Ave Topeka, KS	3.0	1.0	1080	$1,350	$1.25	21d	1	1.44mi

Listing history 18 events

1. 2026-06-19
   days on market $25,000 Active 37 DOM
2. 2026-06-18
   days on market $25,000 Active 36 DOM
3. 2026-06-17
   days on market $25,000 Active 35 DOM
4. 2026-06-16
   days on market $25,000 Active 34 DOM
5. 2026-06-15
   days on market $25,000 Active 33 DOM
6. 2026-06-14
   days on market $25,000 Active 31 DOM
7. 2026-06-13
   days on market $25,000 Active 30 DOM
8. 2026-06-10
   days on market $25,000 Active 28 DOM
9. 2026-06-09
   days on market $25,000 Active 27 DOM
10. 2026-06-08
    days on market $25,000 Active 26 DOM
11. 2026-06-07
    days on market $25,000 Active 25 DOM
12. 2026-06-03
    days on market $25,000 Active 21 DOM
13. 2026-06-02
    days on market $25,000 Active 20 DOM
14. 2026-06-01
    days on market $25,000 Active 19 DOM
15. 2026-05-31
    days on market $25,000 Active 18 DOM
16. 2026-05-30
    days on market $25,000 Active 17 DOM
17. 2026-05-22
    price $25,000
18. 2026-05-13
    listed $27,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $11,805
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$922
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$727
• Taxable income: $6,491
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $4,898/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a fresh paint job and maintained landscaping, making it a move-in-ready property.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Auburn Washburn
• NCES district ID: 2003200
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $71,903
• Composite: 34.91/100
• National rank: #5073
• State rank: #29 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
• City population: 118,130
• Population (ZIP): 7,912

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Two or more races 11% Black 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 5% Iranian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 83% English-only · Spanish 13% Russian/Polish/Slavic 2% Tagalog/Filipino 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: ▼ -38.27%
• Current HPI: 223.4808
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.4% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $25,000 Sunflower MLS as distributed by MLS GRID
• 2026-05-13 Listed $27,000 Sunflower MLS as distributed by MLS GRID