711 SE Lawrence St · Topeka, KS 66607

$35,000

2 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 27 Days on market

Built 1942 3,049 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 +4.9/10.0
• 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

Opportunity is knocking… and it brought a dumpster and a vision board. This 2-bedroom, 1-bath bungalow offers solid bones and a strong foundation, plus a fully finished upstairs space with potential for extra living space, office, or expansive storage. The fenced yard, alley access, and additional street parking add practical value. The property will require a full renovation and clean-out. Sold as-is. Ideal for investors, flippers, or buyers ready to take on a complete project and build equity from the ground up.

Key facts

• Formal dining room
• Nice-sized yard
• Hardwood floors

Tags

• HARDWOOD FLOORS
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• NICE-SIZED YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence
• Construction: Frame construction; Composition roof; 1,132 above-grade finished area
• Exterior features: Chain link fence

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Hardwood flooring
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $41 ($493/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.3% 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.
• 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: Scott Dual Language Magnet (math 22% / reading 17%, grade F, #593 of 684 statewide, top 89%, 391 students, 87% FRL); 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) — zoned schools average 84% FRL vs 69% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 11 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

• In year one you build about $155 of equity ($242 loan paydown + $-87 appreciation (-0.2% 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 (-0.2% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 $25k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.52% ✓
• Cap rate: 22.33%
• Cash-on-cash: 57.26%
• DSCR: 3.55
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.15×
• Total profit: $1,454
• Equity at exit: $9,728

10-year hold

• IRR: 9.3%
• Equity multiple: 2.01×
• Total profit: $9,864
• Equity at exit: $11,351

Cash invested: $9,800 (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 66607

• Home prices YoY: -0.1%
• Active inventory: 22
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $883 high
• Mortgage (P&I): −$184
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$15
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $41

Break-even live

Break-even rent $831

Max offer price $35,000

Occupancy floor 90%

Sensitivity live

Price	-10% $61	-5% $51	+0% $41	+5% $31	+10% $21
Rent	-10% $-29	-5% $6	+0% $41	+5% $76	+10% $111
Rate	-1.0pp $59	-0.5pp $50	base $41	+0.5pp $32	+1.0pp $23

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 NE Atchison Ave Topeka, KS	2.0	1.0	689	$809	$1.17	22d	19	0.72mi
1110 SE Powell St Topeka, KS	2.0	1.5	765	$695	$0.91	22d	1	0.87mi
1110 SE Powell St Unit 12-2169 Topeka, KS	3.0	1.5	909	$980	$1.08	22d	1	0.90mi
1724 SE Pennsylvania Ave Unit B Topeka, KS	2.0	1.0	960	$850	$0.89	22d	1	0.95mi
101 N Kansas Ave Topeka, KS	2.0	1.0	1009	$1,325	$1.31	22d	3	1.13mi
502 NE Freeman Ave Topeka, KS	2.0	1.0	750	$875	$1.17	22d	1	1.18mi
423 SE Winfield Ave Unit 421-23 Arter-423 Arter Topeka, KS	3.0	1.0	775	$910	$1.17	22d	1	1.19mi
1438 SW Van Buren St Apt 4 Topeka, KS	2.0	1.0	700	$825	$1.18	22d	1	1.23mi
603 SW Topeka Blvd Topeka, KS	1.0	1.0	710	$700	$0.99	22d	1	1.25mi
507 SW 6th Ave Unit 001 Topeka, KS	1.0	1.0	710	$700	$0.99	22d	1	1.27mi
512 SW 14th St Topeka, KS	2.0	1.0	815	$895	$1.10	22d	1	1.40mi

Listing history 36 events

1. 2026-06-21
   days on market $35,000 Active 27 DOM
2. 2026-06-19
   days on market $35,000 Active 25 DOM
3. 2026-06-18
   days on market $35,000 Active 24 DOM
4. 2026-06-17
   days on market $35,000 Active 23 DOM
5. 2026-06-16
   days on market $35,000 Active 22 DOM
6. 2026-06-15
   days on market $35,000 Active 21 DOM
7. 2026-06-14
   days on market $35,000 Active 19 DOM
8. 2026-06-13
   days on market $35,000 Active 18 DOM
9. 2026-06-10
   days on market $35,000 Active 16 DOM
10. 2026-06-09
    days on market $35,000 Active 15 DOM
11. 2026-06-08
    days on market $35,000 Active 14 DOM
12. 2026-06-07
    days on market $35,000 Active 13 DOM
13. 2026-06-02
    days on market $35,000 Active 8 DOM
14. 2026-06-01
    days on market $35,000 Active 7 DOM
15. 2026-05-31
    days on market $35,000 Active 6 DOM
16. 2026-05-30
    days on market $35,000 Active 5 DOM
17. 2026-05-25
    listed $35,000 Active
18. 2026-04-03
    soldstatus
19. 2026-04-02
    soldstatus Closed 526-char remark

    Show marketing remark (526 chars)

    Opportunity is knocking… and it brought a dumpster and a vision board. This 2-bedroom, 1-bath bungalow offers solid bones and a strong foundation, plus a fully finished upstairs space with potential for extra living space, office, or expansive storage. The fenced yard, alley access, and additional street parking add practical value. The property will require a full renovation and clean-out. Sold as-is. Ideal for investors, flippers, or buyers ready to take on a complete project and build equity from the ground up.

20. 2026-03-20
    status Pending 526-char remark

    Show marketing remark (526 chars)

    Opportunity is knocking… and it brought a dumpster and a vision board. This 2-bedroom, 1-bath bungalow offers solid bones and a strong foundation, plus a fully finished upstairs space with potential for extra living space, office, or expansive storage. The fenced yard, alley access, and additional street parking add practical value. The property will require a full renovation and clean-out. Sold as-is. Ideal for investors, flippers, or buyers ready to take on a complete project and build equity from the ground up.

21. 2026-02-26
    listed $38,000 Active 526-char remark

    Show marketing remark (526 chars)

    Opportunity is knocking… and it brought a dumpster and a vision board. This 2-bedroom, 1-bath bungalow offers solid bones and a strong foundation, plus a fully finished upstairs space with potential for extra living space, office, or expansive storage. The fenced yard, alley access, and additional street parking add practical value. The property will require a full renovation and clean-out. Sold as-is. Ideal for investors, flippers, or buyers ready to take on a complete project and build equity from the ground up.

22. 2026-02-06
    soldstatus $25,000
23. 2026-02-05
    soldstatus 19-char remark

    Show marketing remark (19 chars)

    Sold before process

24. 2026-02-05
    soldstatus Closed

    Show marketing remark (19 chars)

    Sold before process

25. 2026-01-24
    status Pending
26. 2026-01-23
    listed $25,000 19-char remark

    Show marketing remark (19 chars)

    Sold before process

27. 2026-01-23
    listed $25,000 Active

    Show marketing remark (19 chars)

    Sold before process

28. 2025-09-01
    status Pending
29. 2025-08-14
    historical Active Under Contract
30. 2025-08-13
    historical
31. 2025-08-06
    price $25,000
32. 2025-07-25
    price $30,000
33. 2025-07-15
    status Active
34. 2025-07-10
    historical Active Under Contract
35. 2025-06-30
    listed $35,000 Active
36. 2011-12-30
    soldstatus

ⓘ 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: $385 · $32/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$109/yr (+$9/mo · 28.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 69% 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: $10,600
• − Mortgage interest: −$1,961
• − Property taxes: −$385
• − Insurance: −$5,294
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$1,018
• Taxable income: $247
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $434/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): 9,873

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 43% White 32% Black 20% Two or more races 16% Native American 1%
• Hispanic origin (detail): Mexican 38% Puerto Rican 2% Cuban 1%
• Common ancestry: Lithuanian 2% Iranian 1%
• Foreign-born: 12% · Canada, Dominican Republic
• Languages at home: 76% English-only · Spanish 23%

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: ▼ -0.25%
• Current HPI: 171.7381
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

20 events — show timeline

• 2026-05-25 Listed $35,000 Sunflower MLS as distributed by MLS GRID
• 2026-04-03 Sold (Public Records) — Public Records
• 2026-04-02 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2026-03-20 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-02-26 Listed $38,000 Sunflower MLS as distributed by MLS GRID
• 2026-02-06 Sold (Public Records) $25,000 Public Records
• 2026-02-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-02-05 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2026-01-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-01-23 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-23 Listed $25,000 Sunflower MLS as distributed by MLS GRID
• 2025-09-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-08-14 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-08-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-06 Price Changed $25,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-25 Price Changed $30,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-15 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-07-10 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-06-30 Listed $35,000 Heartland MLS as Distributed by MLS Grid
• 2011-12-30 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $385 · +8.9% YoY. Source: county tax records.