1625 SW Lakeside Dr · Topeka, KS 66604

$175,000

4 bd · 1.5 ba · 2,729 sqft · SingleFamily public records · 50 Days on market

Built 1939 9,585 sqft 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 +13.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• DSCR +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this captivating, Westboro home with stainless steel appliances and hard wood floors. This spacious house has four large bedrooms, a basement rec room, a first floor family room in addition to the living/dining combo. Home also features a large, fenced back yard with a patio and deck, which make for a great entertaining or lounging space. This beautiful home is within minutes of restaurants, shopping centers and entertainment.

Key facts

• 9,585 sq ft lot
• Garage
• Built 1939

Property features AI

Finance

• Other: Living area approximately 2,465 sq ft total (includes finished above- and below-grade areas); Basement present with concrete construction and finished space below grade
• HOA & community: No association fees

Exterior

• Parking: Converted garage
• Utilities: City/public water (verify); Public sewer; Cable, fiber, and high-speed internet available
• Home design: Single family residence; 1.5-story / raised 1.5-story floor plan
• Construction: Board & batten siding; Composition roof
• Exterior features: Fenced yard (other type); City limits / city lot

Interior

• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling (central or whole-house)
• Interior features: Storm door(s); Breakfast area and formal dining options; Breakfast room and sitting room
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $14 ($170/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 $170k (3.1% below list).
• Recommended offer: $170k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Topeka High (math 11% / reading 20%, grade F, #248 of 327 statewide, top 76%, 1,514 students, 72% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 130 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 219 units permitted in Shawnee County in 2024 (25 in 5+ unit buildings).
• This rent runs 33% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 50 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $175k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• 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 $169,585 (3.1% below list)

Questions for the listing agent

1. It's been on market 50 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 1939 — 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: 0.97% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-24,953
• Equity at exit: $26,093

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-10,020
• Equity at exit: $15,131

Cash invested: $49,000 (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: 130
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$335 /mo · $4,019/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $14

Break-even live

Break-even rent $1,678

Max offer price $175,000

Occupancy floor 94%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	21d	1	1.28mi
703 SW Parkview St Topeka, KS	3.0	2.0	1922	$1,995	$1.04	21d	1	1.35mi

Listing history 19 events

1. 2026-06-03
   status $175,000 Pending 50 DOM
2. 2026-06-02
   days on market $175,000 Active 50 DOM
3. 2026-06-01
   days on market $175,000 Active 49 DOM
4. 2026-05-31
   days on market $175,000 Active 48 DOM
5. 2026-05-30
   days on market $175,000 Active 47 DOM
6. 2026-05-14
   price $175,000
7. 2026-04-13
   listed $185,000 Active
8. 2025-11-17
   price $220,000
9. 2025-10-28
   price $230,000
10. 2021-03-31
    soldstatus 439-char remark

    Show marketing remark (439 chars)

    Come see this captivating, Westboro home with stainless steel appliances and hard wood floors. This spacious house has four large bedrooms, a basement rec room, a first floor family room in addition to the living/dining combo. Home also features a large, fenced back yard with a patio and deck, which make for a great entertaining or lounging space. This beautiful home is within minutes of restaurants, shopping centers and entertainment.

11. 2021-01-11
    listed $184,500 439-char remark

    Show marketing remark (439 chars)

    Come see this captivating, Westboro home with stainless steel appliances and hard wood floors. This spacious house has four large bedrooms, a basement rec room, a first floor family room in addition to the living/dining combo. Home also features a large, fenced back yard with a patio and deck, which make for a great entertaining or lounging space. This beautiful home is within minutes of restaurants, shopping centers and entertainment.

12. 2019-09-27
    soldstatus
13. 2019-09-27
    soldstatus
14. 2019-06-21
    listed $175,000
15. 2017-01-18
    soldstatus
16. 2017-01-18
    soldstatus
17. 2016-12-05
    listed $149,900
18. 2009-05-18
    soldstatus
19. 1993-07-01
    soldstatus $89,900

ⓘ 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: $4,019 · $335/mo
• Projected year-2 tax: $4,019 · $335/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 1/10 Low
• 🌡 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: $20,350
• − Mortgage interest: −$9,803
• − Property taxes: −$4,019
• − Insurance: −$875
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$5,091
• Taxable loss: −$2,693
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $817/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

+94.7% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $175,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-17 Price Changed $220,000 Sunflower MLS as distributed by MLS GRID
• 2025-10-28 Price Changed $230,000 Sunflower MLS as distributed by MLS GRID
• 2021-03-31 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2021-01-11 Listed $184,500 Sunflower MLS as distributed by MLS GRID
• 2019-09-27 Sold (Public Records) — Public Records
• 2019-09-27 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2019-06-21 Listed $175,000 Sunflower MLS as distributed by MLS GRID
• 2017-01-18 Sold (Public Records) — Public Records
• 2017-01-18 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2016-12-05 Listed $149,900 Sunflower MLS as distributed by MLS GRID
• 2009-05-18 Sold (Public Records) — Public Records
• 1993-07-01 Sold (Public Records) $89,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,019 · +8.0% YoY. Source: county tax records.