545 NE Sardou Ave · Topeka, KS 66608

$30,000

1 bd · 1.0 ba · 940 sqft · SingleFamily public records · 53 Days on market

Built 1920 7,405 sqft lot

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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
• Appreciation +7.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Property being sold "As Is". Property sold as a package. 218 SW Western, 1801 SE Chandler and 545 NE Sardou. All 3 properties for one price of $49,900.00.

Key facts

• Partial basement
• 7,405 sq ft lot
• Built 1920

Tags

• LARGE FORMAL LIVING ROOM
• MASSIVE KITCHEN SPACE
• PARTIAL BASEMENT

Property features AI

Finance

• HOA & community: Located in the Garden Place subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Single house
• Construction: Frame construction
• Exterior features: Chain link fencing

Interior

• Bathrooms: 1 full bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.1% 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.
• 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: Chase Middle School (math 11% / reading 15%, grade F, #188 of 219 statewide, top 87%, 378 students, 93% FRL); Topeka High (math 11% / reading 20%, grade F, #248 of 327 statewide, top 76%, 1,514 students, 72% FRL).
• Market conditions: 32 active listings in the ZIP; 4 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

• In year one you build about $2k of equity ($207 loan paydown + $2k appreciation (5.0% local appreciation)).
• Shawnee County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $18k; list at $30k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 3.15% ✓
• Cap rate: 28.07%
• Cash-on-cash: 77.78%
• DSCR: 4.46
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 83.9%
• Equity multiple: 5.96×
• Total profit: $41,664
• Equity at exit: $17,067

10-year hold

• IRR: 82.0%
• Equity multiple: 12.43×
• Total profit: $95,970
• Equity at exit: $29,511

Cash invested: $8,400 (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 66608

• Home prices YoY: 2.3%
• Active inventory: 32
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$33 /mo · $390/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $544

Break-even live

Break-even rent $256

Max offer price $30,000

Occupancy floor 37%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 NE Freeman Ave Topeka, KS	2.0	1.0	750	$875	$1.17	21d	1	0.72mi
1001 NE Atchison Ave Topeka, KS	2.0	1.0	689	$692	$1.00	21d	19	0.73mi
101 N Kansas Ave Topeka, KS	2.0	1.0	1009	$1,325	$1.31	21d	3	0.87mi
1141 NE Chester Ave Topeka, KS	2.0	1.0	750	$850	$1.13	21d	1	1.02mi

Listing history 21 events

1. 2026-06-19
   days on market $30,000 Active 53 DOM
2. 2026-06-18
   days on market $30,000 Active 52 DOM
3. 2026-06-17
   days on market $30,000 Active 51 DOM
4. 2026-06-16
   days on market $30,000 Active 50 DOM
5. 2026-06-15
   days on market $30,000 Active 49 DOM
6. 2026-06-14
   days on market $30,000 Active 47 DOM
7. 2026-06-13
   days on market $30,000 Active 46 DOM
8. 2026-06-10
   days on market $30,000 Active 44 DOM
9. 2026-06-09
   days on market $30,000 Active 43 DOM
10. 2026-06-08
    days on market $30,000 Active 42 DOM
11. 2026-06-07
    days on market $30,000 Active 41 DOM
12. 2026-06-02
    days on market $30,000 Active 36 DOM
13. 2026-06-01
    days on market $30,000 Active 35 DOM
14. 2026-05-31
    days on market $30,000 Active 34 DOM
15. 2026-05-30
    days on market $30,000 Active 33 DOM
16. 2026-04-27
    listed $30,000 Active
17. 2025-07-29
    price $35,000
18. 2022-08-01
    soldstatus Closed 164-char remark

    Show marketing remark (164 chars)

    Property being sold "As Is". Property sold as a package. 218 SW Western, 1801 SE Chandler and 545 NE Sardou. All 3 properties for one price of $49,900.00.

19. 2022-07-08
    listed Active Under Contract 164-char remark

    Show marketing remark (164 chars)

    Property being sold "As Is". Property sold as a package. 218 SW Western, 1801 SE Chandler and 545 NE Sardou. All 3 properties for one price of $49,900.00.

20. 2022-05-26
    listed $49,900 164-char remark

    Show marketing remark (164 chars)

    Property being sold "As Is". Property sold as a package. 218 SW Western, 1801 SE Chandler and 545 NE Sardou. All 3 properties for one price of $49,900.00.

21. 2011-06-20
    soldstatus $17,500

ⓘ 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: $390 · $33/mo
• Projected year-2 tax: $423 · $35/mo
• Expected delta: +$33/yr (+$3/mo · 8.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $11,344
• − Mortgage interest: −$1,680
• − Property taxes: −$390
• − Insurance: −$150
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$873
• Taxable income: $6,435
• Est. tax owed @ 24.0%: −$1,544
• After-tax cash flow: $4,989/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
• City population: 118,130
• Population (ZIP): 4,789

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 (78%)
• Race & ethnicity: White 78% Black 10% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4% Korean 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: ▲ 5.04%
• Current HPI: 223.2676
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+71.4% since first listed

6 events — show timeline

• 2026-04-27 Listed $30,000 Sunflower MLS as distributed by MLS GRID
• 2025-07-29 Price Changed $35,000 Sunflower MLS as distributed by MLS GRID
• 2022-08-01 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2022-07-08 Listed — Sunflower MLS as distributed by MLS GRID
• 2022-05-26 Listed $49,900 Sunflower MLS as distributed by MLS GRID
• 2011-06-20 Sold (Public Records) $17,500 Public Records

Property tax history

-2.3%/yr

Latest (2025): $390 · -52.4% YoY. Source: county tax records.