2830 SW Indian Trl · Topeka, KS 66614

$229,999

3 bd · 2.5 ba · 2,116 sqft · SingleFamily public records · 4 Days on market

Built 1960 8,276 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.7/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Parkland South! Stout mid-century ranch with fabulous updates, while keeping the simple beauty these homes are known for. From the clean lines to the fantastic natural light, this home was made to impress. The main floor features a kitchen large enough for more than one cook, and even space for a dining spot. The formal living and dining rooms are separated by a see-through fireplace. Hardwoods have been reclaimed in the living spaces and the bedrooms. Generous and thoughtful storage spaces, and tastefully updated bathrooms will also delight. The basement finished area has a rec room, half bath, and the 4th non conforming bedroom. The outdoor space features a great deck off the dining room and room to roam. Don't miss the list of improvements! So much space in a convenient location!

Key facts

• Fantastic deck
• Finished basement
• Mid-century ranch

Tags

• MID-CENTURY RANCH
• SEE-THROUGH FIREPLACE
• FINISHED BASEMENT
• GENEROUS FAMILY REC ROOM
• FANTASTIC DECK
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Frame construction; Above-grade finished area: 1,308; Below-grade finished area: 808
• Exterior features: Deck; Storm door(s); Fenced yard; Composition roof

Interior

• Kitchen: Gas water heater
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air
• Interior features: Eat-in kitchen; See-through fireplace
• Laundry & utility: Laundry in basement; Partially finished concrete basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-344 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (30.3% below list).
• Recommended offer: $160k (30.3% 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: Mceachron Elem (math 42% / reading 42%, grade F, #273 of 684 statewide, top 45%, 418 students, 73% FRL); Marjorie French Middle School (math 23% / reading 30%, grade F, #98 of 219 statewide, top 44%, 436 students, 70% FRL); Topeka West High (math 13% / reading 20%, grade F, #244 of 327 statewide, top 75%, 1,085 students, 59% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising fast (+9.9%/yr); 142 active listings in the ZIP; 3 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 $2k of loan paydown is wiped out by about $7k 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 9y 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 $78k; list at $230k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,375 (30.3% 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 1960 — 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: 0.70% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.42%
• DSCR: 0.71
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.21×
• Total profit: $-50,693
• Equity at exit: $34,294

10-year hold

• IRR: -6.8%
• Equity multiple: 0.48×
• Total profit: $-33,661
• Equity at exit: $19,886

Cash invested: $64,400 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$309 /mo · $3,713/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-344

Break-even live

Break-even rent $2,040

Max offer price $169,155

Occupancy floor —

Sensitivity live

Price	-10% $-214	-5% $-279	+0% $-344	+5% $-410	+10% $-475
Rent	-10% $-471	-5% $-408	+0% $-344	+5% $-281	+10% $-218
Rate	-1.0pp $-229	-0.5pp $-286	base $-344	+0.5pp $-404	+1.0pp $-465

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4110 SW Twilight Dr Topeka, KS	2.0	1.5	1746	$1,150	$0.66	22d	1	0.45mi
2605 SW Osborn Rd Topeka, KS	3.0	3.0	2546	$2,250	$0.88	22d	1	1.19mi
5733 SW 20th St Topeka, KS	3.0	2.0	1450	$1,395	$0.96	22d	1	1.48mi

Listing history 11 events

1. 2026-05-10
   status Pending
2. 2026-05-06
   listed $229,999 Active
3. 2023-05-23
   soldstatus
4. 2023-05-22
   soldstatus Closed 810-char remark

   Show marketing remark (810 chars)

   Welcome home to Parkland South! Stout mid-century ranch with fabulous updates, while keeping the simple beauty these homes are known for. From the clean lines to the fantastic natural light, this home was made to impress. The main floor features a kitchen large enough for more than one cook, and even space for a dining spot. The formal living and dining rooms are separated by a see-through fireplace. Hardwoods have been reclaimed in the living spaces and the bedrooms. Generous and thoughtful storage spaces, and tastefully updated bathrooms will also delight. The basement finished area has a rec room, half bath, and the 4th non conforming bedroom. The outdoor space features a great deck off the dining room and room to roam. Don't miss the list of improvements! So much space in a convenient location!

5. 2023-04-25
   status Pending 810-char remark

   Show marketing remark (810 chars)

   Welcome home to Parkland South! Stout mid-century ranch with fabulous updates, while keeping the simple beauty these homes are known for. From the clean lines to the fantastic natural light, this home was made to impress. The main floor features a kitchen large enough for more than one cook, and even space for a dining spot. The formal living and dining rooms are separated by a see-through fireplace. Hardwoods have been reclaimed in the living spaces and the bedrooms. Generous and thoughtful storage spaces, and tastefully updated bathrooms will also delight. The basement finished area has a rec room, half bath, and the 4th non conforming bedroom. The outdoor space features a great deck off the dining room and room to roam. Don't miss the list of improvements! So much space in a convenient location!

6. 2023-04-20
   listed $200,000 Active 810-char remark

   Show marketing remark (810 chars)

   Welcome home to Parkland South! Stout mid-century ranch with fabulous updates, while keeping the simple beauty these homes are known for. From the clean lines to the fantastic natural light, this home was made to impress. The main floor features a kitchen large enough for more than one cook, and even space for a dining spot. The formal living and dining rooms are separated by a see-through fireplace. Hardwoods have been reclaimed in the living spaces and the bedrooms. Generous and thoughtful storage spaces, and tastefully updated bathrooms will also delight. The basement finished area has a rec room, half bath, and the 4th non conforming bedroom. The outdoor space features a great deck off the dining room and room to roam. Don't miss the list of improvements! So much space in a convenient location!

7. 2017-05-25
   soldstatus 487-char remark

   Show marketing remark (487 chars)

   Ranch Home with Master Suite, Lots of BR's & Bath's for the value. Enjoy 2.5 baths and 4 bedrooms (3 on main, 1 non-egress bsmt). Large Hardwood floor living room (19x14) with brick see through fireplace that opens to dining room. Dining room walks out to freshened deck with nice morning sun and shade plus fenced backyard. Sewer plumbing updated and new. Lots of natural light and half bath in bsmt rec room plus bedroom. Enjoy Shunga Trail with near by bridge to Crestview Park.

8. 2017-05-24
   soldstatus
9. 2017-04-05
   listed $124,900 487-char remark

   Show marketing remark (487 chars)

   Ranch Home with Master Suite, Lots of BR's & Bath's for the value. Enjoy 2.5 baths and 4 bedrooms (3 on main, 1 non-egress bsmt). Large Hardwood floor living room (19x14) with brick see through fireplace that opens to dining room. Dining room walks out to freshened deck with nice morning sun and shade plus fenced backyard. Sewer plumbing updated and new. Lots of natural light and half bath in bsmt rec room plus bedroom. Enjoy Shunga Trail with near by bridge to Crestview Park.

10. 2009-09-15
    soldstatus
11. 1995-08-01
    soldstatus $78,000

ⓘ 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: $3,713 · $309/mo
• Projected year-2 tax: $3,713 · $309/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 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $19,245
• − Mortgage interest: −$12,884
• − Property taxes: −$3,713
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$6,691
• Taxable loss: −$8,272
• Est. tax savings @ 24.0%: +$1,985
• After-tax cash flow: $-2,148/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

+194.9% since first listed

11 events — show timeline

• 2026-05-10 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-05-06 Listed $229,999 Sunflower MLS as distributed by MLS GRID
• 2023-05-23 Sold (Public Records) — Public Records
• 2023-05-22 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2023-04-25 Pending — Sunflower MLS as distributed by MLS GRID
• 2023-04-20 Listed $200,000 Sunflower MLS as distributed by MLS GRID
• 2017-05-25 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2017-05-24 Sold (Public Records) — Public Records
• 2017-04-05 Listed $124,900 Sunflower MLS as distributed by MLS GRID
• 2009-09-15 Sold (Public Records) — Public Records
• 1995-08-01 Sold (Public Records) $78,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,713 · +5.5% YoY. Source: county tax records.