2231 SW Brandywine Ln · Topeka, KS 66614

$215,000

2 bd · 2.5 ba · 1,627 sqft · MultiFamily public records · 6 Days on market

Built 1987 6,970 sqft lot

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Why this score? — see what drove the C 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Rent growth +5.0/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Wow. .. .. what a beautifully remodeled 1/2 duplex in Washburn Rural and right off of Wanamaker. So many on trend wonderful features have been added to this home from the soaring vaulted ceilings, the new 2 story tall stone fireplace, new flooring, fantastic kitchen with gorgeous tile and appliances included and 1/2 bath on the main floor! Head upstairs to see 2 spacious bedrooms with huge closets. .. .which is required when you are so close to great shopping and 1 full bath. The basement is such a wonderful bonus with a non-conforming bedroom, full bathroom, family room and laundry! No HOA Association. So much new here you just need to see it for yourself! Open House Saturday 11-12:30.

Key facts

• Spacious backyard
• Newly stained deck
• Roof replaced

Tags

• NEW HVAC SYSTEM
• ROOF REPLACED
• KITCHEN APPLIANCES STAY
• SPACIOUS BACKYARD
• REFRESHED LANDSCAPING
• NEWLY STAINED DECK

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential half-duplex; One and one-half levels
• Construction: Basement: full, partially finished, concrete with sump pump
• Exterior features: Deck; Fenced yard with chain link

Interior

• Kitchen: Electric range; Electric cooktop; Microwave; Dishwasher; Refrigerator; Garbage disposal
• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Vaulted ceilings; Breakfast bar; Eat-in kitchen; Storm windows; Fireplace (1)
• Laundry & utility: Washer; Dryer; Gas water heater; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 8.2% 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: Rents rising fast (+9.9%/yr); 142 active listings in the ZIP; 4 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).
• This rent runs 39% of the median local income ($71k/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 $6k 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 + 8.0% rent growth), your $60k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $73k; list at $215k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $215,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,103
• Equity at exit: $32,057

10-year hold

• IRR: 13.9%
• Equity multiple: 2.37×
• Total profit: $82,667
• Equity at exit: $18,589

Cash invested: $60,200 (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 66614

• Rents YoY: 9.9%
• Active inventory: 142
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,323 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$282 /mo · $3,382/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $336

Break-even live

Break-even rent $1,897

Max offer price $215,000

Occupancy floor 81%

Sensitivity live

Price	-10% $458	-5% $397	+0% $336	+5% $275	+10% $215
Rent	-10% $153	-5% $244	+0% $336	+5% $428	+10% $520
Rate	-1.0pp $445	-0.5pp $391	base $336	+0.5pp $281	+1.0pp $224

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,220
1× unit	1	1	$1,102
Total (2 units)			$2,323

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5733 SW 20th St Topeka, KS	3.0	2.0	1450	$1,395	$0.96	23d	1	0.74mi
5237 SW 20th Ter Topeka, KS	2.0	2.0	1050	$1,205	$1.15	23d	1	1.09mi
1700 SW Amhurst Rd Topeka, KS	3.0	1.5	1118	$1,350	$1.21	23d	1	1.28mi
2320 SW Valley Brook Ln Topeka, KS	3.0	1.0	1200	$1,500	$1.25	23d	1	1.40mi

Listing history 13 events

1. 2026-05-21
   listed $215,000 Active
2. 2023-02-14
   soldstatus Closed 697-char remark

   Show marketing remark (697 chars)

   Wow. .. .. what a beautifully remodeled 1/2 duplex in Washburn Rural and right off of Wanamaker. So many on trend wonderful features have been added to this home from the soaring vaulted ceilings, the new 2 story tall stone fireplace, new flooring, fantastic kitchen with gorgeous tile and appliances included and 1/2 bath on the main floor! Head upstairs to see 2 spacious bedrooms with huge closets. .. .which is required when you are so close to great shopping and 1 full bath. The basement is such a wonderful bonus with a non-conforming bedroom, full bathroom, family room and laundry! No HOA Association. So much new here you just need to see it for yourself! Open House Saturday 11-12:30.

3. 2023-02-14
   soldstatus

   Show marketing remark (697 chars)

   Wow. .. .. what a beautifully remodeled 1/2 duplex in Washburn Rural and right off of Wanamaker. So many on trend wonderful features have been added to this home from the soaring vaulted ceilings, the new 2 story tall stone fireplace, new flooring, fantastic kitchen with gorgeous tile and appliances included and 1/2 bath on the main floor! Head upstairs to see 2 spacious bedrooms with huge closets. .. .which is required when you are so close to great shopping and 1 full bath. The basement is such a wonderful bonus with a non-conforming bedroom, full bathroom, family room and laundry! No HOA Association. So much new here you just need to see it for yourself! Open House Saturday 11-12:30.

4. 2023-01-15
   status Pending 697-char remark

   Show marketing remark (697 chars)

   Wow. .. .. what a beautifully remodeled 1/2 duplex in Washburn Rural and right off of Wanamaker. So many on trend wonderful features have been added to this home from the soaring vaulted ceilings, the new 2 story tall stone fireplace, new flooring, fantastic kitchen with gorgeous tile and appliances included and 1/2 bath on the main floor! Head upstairs to see 2 spacious bedrooms with huge closets. .. .which is required when you are so close to great shopping and 1 full bath. The basement is such a wonderful bonus with a non-conforming bedroom, full bathroom, family room and laundry! No HOA Association. So much new here you just need to see it for yourself! Open House Saturday 11-12:30.

5. 2023-01-13
   listed $189,000 Active 697-char remark

   Show marketing remark (697 chars)

   Wow. .. .. what a beautifully remodeled 1/2 duplex in Washburn Rural and right off of Wanamaker. So many on trend wonderful features have been added to this home from the soaring vaulted ceilings, the new 2 story tall stone fireplace, new flooring, fantastic kitchen with gorgeous tile and appliances included and 1/2 bath on the main floor! Head upstairs to see 2 spacious bedrooms with huge closets. .. .which is required when you are so close to great shopping and 1 full bath. The basement is such a wonderful bonus with a non-conforming bedroom, full bathroom, family room and laundry! No HOA Association. So much new here you just need to see it for yourself! Open House Saturday 11-12:30.

6. 2022-07-15
   soldstatus 55-char remark

   Show marketing remark (55 chars)

   Sold before Print. Home needed to be totally remodeled.

7. 2022-06-19
   listed $111,000 55-char remark

   Show marketing remark (55 chars)

   Sold before Print. Home needed to be totally remodeled.

8. 2017-04-20
   soldstatus
9. 2017-04-19
   soldstatus
10. 2017-04-18
    soldstatus
11. 2017-03-07
    listed $87,500
12. 2006-11-21
    soldstatus
13. 2000-09-01
    soldstatus $72,920

ⓘ 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: $3,382 · $282/mo
• Projected year-2 tax: $3,382 · $282/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 4/10 Moderate
• 🌡 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: $27,876
• − Mortgage interest: −$12,043
• − Property taxes: −$3,382
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − Depreciation: −$6,255
• Taxable income: $661
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $3,876/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): 32,538
• Household income: $71,377
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 852.0

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 4% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 3% 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: ▼ -160.56%
• Current HPI: 225.5592
• Rent YoY: ▲ 9.88%
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+194.8% since first listed

13 events — show timeline

• 2026-05-21 Listed $215,000 Sunflower MLS as distributed by MLS GRID
• 2023-02-14 Sold (Public Records) — Public Records
• 2023-02-14 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2023-01-15 Pending — Sunflower MLS as distributed by MLS GRID
• 2023-01-13 Listed $189,000 Sunflower MLS as distributed by MLS GRID
• 2022-07-15 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2022-06-19 Listed $111,000 Sunflower MLS as distributed by MLS GRID
• 2017-04-20 Sold (Public Records) — Public Records
• 2017-04-19 Sold (Public Records) — Public Records
• 2017-04-18 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2017-03-07 Listed $87,500 Sunflower MLS as distributed by MLS GRID
• 2006-11-21 Sold (Public Records) — Public Records
• 2000-09-01 Sold (Public Records) $72,920 Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,382 · +2.3% YoY. Source: county tax records.