427 SW Jewell Ave · Topeka, KS 66606

$67,500

2 bd · 1.0 ba · 1,298 sqft · SingleFamily public records · 15 Days on market

Built 1900 3,485 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
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors!! Here is a great opportunity to create value!! * Use caution as the stairs handrail in wobbly and missing a step at the top. * Any materials left with the property will convey. * Strictly being sold "as is where is" * Bring your flashlight and offers! * No utilities on * Motivated!!

Key facts

• New plumbing
• New wiring
• Partial basement

Tags

• PARTIAL BASEMENT
• NEW ROOF
• TRANSFERABLE WARRANTY
• NEW ELECTRIC PANEL
• NEW WIRING
• NEW PLUMBING

Property features AI

Finance

• Other: Lot dimensions approximately 38 x 92 (0.08 acre)

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Located in the Elm Grove subdivision
• Construction: Frame construction; Above-grade finished area approximately 1,298
• Exterior features: Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Electric water heater; Partial basement with exterior entry
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: Meadows Elementary (math 27% / reading 27%, grade F, #507 of 684 statewide, top 78%, 417 students, 85% FRL); Robinson Middle School (math 10% / reading 19%, grade F, #180 of 219 statewide, top 83%, 360 students, 84% FRL); Topeka High (math 11% / reading 20%, grade F, #248 of 327 statewide, top 76%, 1,514 students, 72% FRL).
• Market conditions: 67 active listings in the ZIP; 8 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

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 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 $38k; list at $68k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $66,487 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.65% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.05%
• DSCR: 2.29
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $192,104
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
740 SW Jewell Ave	0.26mi	2/1.0	1,114 (-14%)	5mo	$164,900	$148	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.4%
• Equity multiple: 1.96×
• Total profit: $18,196
• Equity at exit: $10,064

10-year hold

• IRR: 31.3%
• Equity multiple: 3.82×
• Total profit: $53,331
• Equity at exit: $5,836

Cash invested: $18,900 (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 66606

• Home prices YoY: -34.5%
• Active inventory: 67
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$354
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $458

Break-even live

Break-even rent $535

Max offer price $67,500

Occupancy floor 54%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 SW Lindenwood Ave Topeka, KS	2.0	1.0	968	$1,195	$1.23	20d	1	0.23mi
937 SW Jewell Ave Topeka, KS	3.0	1.0	1297	$1,295	$1.00	20d	1	0.44mi
111 NW Quinton Ave Topeka, KS	3.0	1.5	1232	$1,045	$0.85	20d	1	0.69mi
416 SW Clay St Topeka, KS	3.0	1.0	1639	$1,025	$0.63	20d	1	0.69mi
822 SW 8th Ave Topeka, KS	3.0	1.5	1600	$1,025	$0.64	20d	1	0.87mi
1275 SW Mulvane St Topeka, KS	3.0	1.5	1791	$1,350	$0.75	20d	1	1.11mi
1268 SW Western Ave Unit 1A Topeka, KS	2.0	1.0	1404	$1,000	$0.71	20d	1	1.27mi
1436 SW Byron St Topeka, KS	2.0	1.0	900	$720	$0.80	20d	1	1.44mi

Listing history 12 events

1. 2026-06-19
   days on market $67,500 Active 15 DOM
2. 2026-06-18
   days on market $67,500 Active 14 DOM
3. 2026-06-17
   days on market $67,500 Active 13 DOM
4. 2026-06-16
   days on market $67,500 Active 12 DOM
5. 2026-06-15
   days on market $67,500 Active 11 DOM
6. 2026-06-14
   days on market $67,500 Active 9 DOM
7. 2026-06-13
   days on market $67,500 Active 8 DOM
8. 2026-06-10
   days on market $67,500 Active 6 DOM
9. 2026-06-09
   days on market $67,500 Active 5 DOM
10. 2026-06-08
    days on market $67,500 Active 4 DOM
11. 2026-06-07
    remarks 694-char remark
12. 2026-06-07
    listed $67,500 Active 3 DOM

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $952 · $79/mo
• Expected delta: +$461/yr (+$38/mo · 94.1%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,375
• − Mortgage interest: −$3,781
• − Property taxes: −$490
• − Insurance: −$338
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$1,964
• Taxable income: $4,663
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $4,372/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): 9,842
• Household income: $57,169
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 521.0

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 6% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -120.02%
• Current HPI: 227.5883
• Rent YoY: —
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+78.1% since first listed

10 events — show timeline

• 2026-06-04 Listed $67,500 Sunflower MLS as distributed by MLS GRID
• 2026-01-29 Sold (Public Records) — Public Records
• 2026-01-29 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2026-01-10 Pending — Sunflower MLS as distributed by MLS GRID
• 2025-12-31 Relisted — Sunflower MLS as distributed by MLS GRID
• 2025-12-31 Price Changed $35,000 Sunflower MLS as distributed by MLS GRID
• 2025-12-19 Pending — Sunflower MLS as distributed by MLS GRID
• 2025-12-03 Listed $49,950 Sunflower MLS as distributed by MLS GRID
• 2024-06-24 Sold (Public Records) — Public Records
• 2000-04-01 Sold (Public Records) $37,900 Public Records

Property tax history

-5.7%/yr

Latest (2025): $490 · -52.2% YoY. Source: county tax records.