1020 Red Oaks Pl · Topeka, KS 66615

$274,900

3 bd · 2.0 ba · 1,900 sqft · SingleFamily public records · 83 Days on market

Built 2008 0.36 ac 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 +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pristine Washburn Rural twin home in a convenient west Topeka location close to dining, shopping, and everyday amenities. This beautifully maintained home offers an open floor plan with three bedrooms, two bathrooms, a two-car garage, dining area with breakfast bar, main-floor laundry, and a comfortable living room with a cozy gas fireplace. Remodeled in 2025, the home features thoughtful updates, warm neutral tones, and fresh paint and carpet throughout. The accessible primary suite includes an updated en-suite bathroom designed for comfort and ease. The finished lower level provides a spacious family room, two bedrooms with egress windows, a full bath, and generous storage space. Outside, enjoy a fully fenced backyard with a wood privacy fence and a deck that’s perfect for relaxing or entertaining. Move-in ready with modern updates, great space, and an excellent location - this one is easy to love.

Key facts

• Open floor plan
• West topeka location
• Gas fireplace

Tags

• WEST TOPEKA LOCATION
• OPEN FLOOR PLAN
• DINING AREA WITH BREAKFAST BAR
• MAIN-FLOOR LAUNDRY
• GAS FIREPLACE
• UPDATED EN-SUITE BATHROOM

Property features AI

Finance

• Other: Lot area reported as 15,682 square feet (public records)
• HOA & community: No association fees

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential half-duplex; Ranch single-story design; Facing direction not specified
• Construction: Vinyl siding; Composition roof; Built approximately 16–20 years ago; Partial finished basement (below grade finished area reported)
• Exterior features: Deck; Porch; Property inside city limits; Paved road with private maintenance

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms (including main floor primary bedroom)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Daylight, partially finished basement with egress window(s); Fireplace in the living room; Eat-in kitchen; Main floor bedroom and main floor primary bedroom; Mud room; Ranch floor plan; Smoke detector(s)
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $12 ($149/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 $241k (12.4% below list).
• Recommended offer: $241k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Wanamaker Elem (math 37% / reading 53%, grade D-, #225 of 684 statewide, top 33%, 484 students, 38% FRL); 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: 18 active listings in the ZIP; solid renter incomes; 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 $8k 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 83 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $240,776 (12.4% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 9.5

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-43,725
• Equity at exit: $40,988

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-36,935
• Equity at exit: $23,768

Cash invested: $76,972 (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 66615

• Home prices YoY: -12.3%
• Active inventory: 18
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,408 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$334 /mo · $4,003/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $12

Break-even live

Break-even rent $2,392

Max offer price $274,900

Occupancy floor 94%

Sensitivity live

Price	-10% $168	-5% $90	+0% $12	+5% $-65	+10% $-143
Rent	-10% $-178	-5% $-83	+0% $12	+5% $108	+10% $203
Rate	-1.0pp $151	-0.5pp $82	base $12	+0.5pp $-59	+1.0pp $-131

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-07
   status Pending 919-char remark

   Show marketing remark (919 chars)

   Pristine Washburn Rural twin home in a convenient west Topeka location close to dining, shopping, and everyday amenities. This beautifully maintained home offers an open floor plan with three bedrooms, two bathrooms, a two-car garage, dining area with breakfast bar, main-floor laundry, and a comfortable living room with a cozy gas fireplace. Remodeled in 2025, the home features thoughtful updates, warm neutral tones, and fresh paint and carpet throughout. The accessible primary suite includes an updated en-suite bathroom designed for comfort and ease. The finished lower level provides a spacious family room, two bedrooms with egress windows, a full bath, and generous storage space. Outside, enjoy a fully fenced backyard with a wood privacy fence and a deck that’s perfect for relaxing or entertaining. Move-in ready with modern updates, great space, and an excellent location - this one is easy to love.

2. 2026-05-07
   status Pending

   Show marketing remark (919 chars)

   Pristine Washburn Rural twin home in a convenient west Topeka location close to dining, shopping, and everyday amenities. This beautifully maintained home offers an open floor plan with three bedrooms, two bathrooms, a two-car garage, dining area with breakfast bar, main-floor laundry, and a comfortable living room with a cozy gas fireplace. Remodeled in 2025, the home features thoughtful updates, warm neutral tones, and fresh paint and carpet throughout. The accessible primary suite includes an updated en-suite bathroom designed for comfort and ease. The finished lower level provides a spacious family room, two bedrooms with egress windows, a full bath, and generous storage space. Outside, enjoy a fully fenced backyard with a wood privacy fence and a deck that’s perfect for relaxing or entertaining. Move-in ready with modern updates, great space, and an excellent location - this one is easy to love.

3. 2026-04-09
   price $274,900 919-char remark

   Show marketing remark (919 chars)

   Pristine Washburn Rural twin home in a convenient west Topeka location close to dining, shopping, and everyday amenities. This beautifully maintained home offers an open floor plan with three bedrooms, two bathrooms, a two-car garage, dining area with breakfast bar, main-floor laundry, and a comfortable living room with a cozy gas fireplace. Remodeled in 2025, the home features thoughtful updates, warm neutral tones, and fresh paint and carpet throughout. The accessible primary suite includes an updated en-suite bathroom designed for comfort and ease. The finished lower level provides a spacious family room, two bedrooms with egress windows, a full bath, and generous storage space. Outside, enjoy a fully fenced backyard with a wood privacy fence and a deck that’s perfect for relaxing or entertaining. Move-in ready with modern updates, great space, and an excellent location - this one is easy to love.

4. 2026-04-09
   price $274,900

   Show marketing remark (919 chars)

   Pristine Washburn Rural twin home in a convenient west Topeka location close to dining, shopping, and everyday amenities. This beautifully maintained home offers an open floor plan with three bedrooms, two bathrooms, a two-car garage, dining area with breakfast bar, main-floor laundry, and a comfortable living room with a cozy gas fireplace. Remodeled in 2025, the home features thoughtful updates, warm neutral tones, and fresh paint and carpet throughout. The accessible primary suite includes an updated en-suite bathroom designed for comfort and ease. The finished lower level provides a spacious family room, two bedrooms with egress windows, a full bath, and generous storage space. Outside, enjoy a fully fenced backyard with a wood privacy fence and a deck that’s perfect for relaxing or entertaining. Move-in ready with modern updates, great space, and an excellent location - this one is easy to love.

5. 2026-03-06
   price $285,000 919-char remark

   Show marketing remark (919 chars)

   Pristine Washburn Rural twin home in a convenient west Topeka location close to dining, shopping, and everyday amenities. This beautifully maintained home offers an open floor plan with three bedrooms, two bathrooms, a two-car garage, dining area with breakfast bar, main-floor laundry, and a comfortable living room with a cozy gas fireplace. Remodeled in 2025, the home features thoughtful updates, warm neutral tones, and fresh paint and carpet throughout. The accessible primary suite includes an updated en-suite bathroom designed for comfort and ease. The finished lower level provides a spacious family room, two bedrooms with egress windows, a full bath, and generous storage space. Outside, enjoy a fully fenced backyard with a wood privacy fence and a deck that’s perfect for relaxing or entertaining. Move-in ready with modern updates, great space, and an excellent location - this one is easy to love.

6. 2026-03-06
   price $285,000

   Show marketing remark (919 chars)

   Pristine Washburn Rural twin home in a convenient west Topeka location close to dining, shopping, and everyday amenities. This beautifully maintained home offers an open floor plan with three bedrooms, two bathrooms, a two-car garage, dining area with breakfast bar, main-floor laundry, and a comfortable living room with a cozy gas fireplace. Remodeled in 2025, the home features thoughtful updates, warm neutral tones, and fresh paint and carpet throughout. The accessible primary suite includes an updated en-suite bathroom designed for comfort and ease. The finished lower level provides a spacious family room, two bedrooms with egress windows, a full bath, and generous storage space. Outside, enjoy a fully fenced backyard with a wood privacy fence and a deck that’s perfect for relaxing or entertaining. Move-in ready with modern updates, great space, and an excellent location - this one is easy to love.

7. 2026-02-13
   listed $299,999 Active 919-char remark

   Show marketing remark (919 chars)

   Pristine Washburn Rural twin home in a convenient west Topeka location close to dining, shopping, and everyday amenities. This beautifully maintained home offers an open floor plan with three bedrooms, two bathrooms, a two-car garage, dining area with breakfast bar, main-floor laundry, and a comfortable living room with a cozy gas fireplace. Remodeled in 2025, the home features thoughtful updates, warm neutral tones, and fresh paint and carpet throughout. The accessible primary suite includes an updated en-suite bathroom designed for comfort and ease. The finished lower level provides a spacious family room, two bedrooms with egress windows, a full bath, and generous storage space. Outside, enjoy a fully fenced backyard with a wood privacy fence and a deck that’s perfect for relaxing or entertaining. Move-in ready with modern updates, great space, and an excellent location - this one is easy to love.

8. 2026-02-13
   listed $299,999 Active

   Show marketing remark (919 chars)

   Pristine Washburn Rural twin home in a convenient west Topeka location close to dining, shopping, and everyday amenities. This beautifully maintained home offers an open floor plan with three bedrooms, two bathrooms, a two-car garage, dining area with breakfast bar, main-floor laundry, and a comfortable living room with a cozy gas fireplace. Remodeled in 2025, the home features thoughtful updates, warm neutral tones, and fresh paint and carpet throughout. The accessible primary suite includes an updated en-suite bathroom designed for comfort and ease. The finished lower level provides a spacious family room, two bedrooms with egress windows, a full bath, and generous storage space. Outside, enjoy a fully fenced backyard with a wood privacy fence and a deck that’s perfect for relaxing or entertaining. Move-in ready with modern updates, great space, and an excellent location - this one is easy to love.

9. 2018-06-25
   soldstatus 478-char remark

   Show marketing remark (478 chars)

   Pristine condition! Washburn Rural Twin Home! This open floor plan includes 3 BR, 2 BA, 2 car garage, dining area, breakfast bar, main floor laundry, beautiful hardwoods, and first floor master suite and bath. Finished lower level features family room, 2 Bedrooms - with egress windows, full bath and extra storage capacity. Spacious fenced backyard featuring a patio built for entertaining that overlooks a meticulously kept Zoysia grass yard. Look no further than this home!

10. 2018-06-25
    soldstatus

    Show marketing remark (478 chars)

    Pristine condition! Washburn Rural Twin Home! This open floor plan includes 3 BR, 2 BA, 2 car garage, dining area, breakfast bar, main floor laundry, beautiful hardwoods, and first floor master suite and bath. Finished lower level features family room, 2 Bedrooms - with egress windows, full bath and extra storage capacity. Spacious fenced backyard featuring a patio built for entertaining that overlooks a meticulously kept Zoysia grass yard. Look no further than this home!

11. 2018-05-01
    listed $169,900 478-char remark

    Show marketing remark (478 chars)

    Pristine condition! Washburn Rural Twin Home! This open floor plan includes 3 BR, 2 BA, 2 car garage, dining area, breakfast bar, main floor laundry, beautiful hardwoods, and first floor master suite and bath. Finished lower level features family room, 2 Bedrooms - with egress windows, full bath and extra storage capacity. Spacious fenced backyard featuring a patio built for entertaining that overlooks a meticulously kept Zoysia grass yard. Look no further than this home!

12. 2017-11-07
    listed $169,900

ⓘ 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: $4,003 · $334/mo
• Projected year-2 tax: $4,003 · $334/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 5/10 Major
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,893
• − Mortgage interest: −$15,399
• − Property taxes: −$4,003
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − Depreciation: −$7,997
• Taxable loss: −$4,503
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $1,230/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: 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
• County: Shawnee County · 118,130 people
• City population: 118,130
• Metro: Topeka, KS
• Population (ZIP): 2,943
• Household income: $107,656
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 77.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Iranian 4% Portuguese 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▼ -33.55%
• Current HPI: 238.2642
• Rent YoY: —
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+61.8% since first listed

12 events — show timeline

• 2026-05-07 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-05-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $274,900 Sunflower MLS as distributed by MLS GRID
• 2026-04-09 Price Changed $274,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $285,000 Sunflower MLS as distributed by MLS GRID
• 2026-03-06 Price Changed $285,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-13 Listed $299,999 Heartland MLS as Distributed by MLS Grid
• 2026-02-13 Listed $299,999 Sunflower MLS as distributed by MLS GRID
• 2018-06-25 Sold (Public Records) — Public Records
• 2018-06-25 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2018-05-01 Listed $169,900 Sunflower MLS as distributed by MLS GRID
• 2017-11-07 Listed $169,900 Sunflower MLS as distributed by MLS GRID

Property tax history

+4.1%/yr

Latest (2025): $4,003 · -7.6% YoY. Source: county tax records.