1156 SW Garfield Ave · Topeka, KS 66604

$79,500

2 bd · 1.5 ba · 1,148 sqft · SingleFamily public records · 19 Days on market

Built 1900 4,120 sqft lot Est $122k · 35% under

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Great Home in Elmhurst Subdivision with lots of charm! Classic Covered Porch! Oversized windows for lots of natural light! Wood Floors throughout the home. Formal living room & formal dining room. Sun room/ Laundry room on the main level. Lots of room in this classic Galley kitchen, a highly efficient layout. Bedrooms are roomy, Primary has a Private sun room. Full bath upstairs & half bath is on the main level. The attic is accessible from bedroom 2, via stairs. Large backyard. Garage is in the alley. Full basement, no finished area. Must See!

Key facts

• Covered porch
• Formal dining room
• Wood floors

Tags

• COVERED PORCH
• OVERSIZED WINDOWS
• WOOD FLOORS
• FORMAL LIVING ROOM
• FORMAL DINING ROOM
• SUN ROOM

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached garage that faces the rear (1-car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2-story floor plan; Entry-level rooms on main floor
• Construction: Frame construction; Composition roof; Approximately 101+ years old
• Exterior features: Deck; Partial fencing; Not in a flood plain

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (one on second level)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Sun room; Formal dining area; Full, unfinished basement
• Laundry & utility: Main-level laundry located off the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 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; 19 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 $550 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 + 4.4% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $28k; list at $80k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,307 (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: 1.28% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.26%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $121,688
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Munson Ave	0.07mi	3/1.0 (+1)	1,036 (-10%)	9mo	$110,000	$106	66
740 SW Jewell Ave	0.58mi	2/1.0	1,114 (-3%)	5mo	$164,900	$148	62
1031 SW High Ave	0.62mi	2/1.0	1,030 (-10%)	14mo	$107,000	$104	40

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 · 4.39% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $5,413
• Equity at exit: $11,854

10-year hold

• IRR: 16.7%
• Equity multiple: 2.46×
• Total profit: $32,528
• Equity at exit: $6,874

Cash invested: $22,260 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,017 high
• Mortgage (P&I): −$417
• Tax from tax record: −$89 /mo · $1,067/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $264

Break-even live

Break-even rent $682

Max offer price $79,500

Occupancy floor 69%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1027 SW Woodward Ave Topeka, KS	3.0	1.0	864	$1,195	$1.38	20d	1	0.40mi
937 SW Jewell Ave Topeka, KS	3.0	1.0	1297	$1,295	$1.00	20d	1	0.46mi
1515 SW 15th St Topeka, KS	1.0	1.0	775	$700	$0.90	20d	1	0.51mi
1510 SW Lane St Topeka, KS	1.0	1.0	750	$675	$0.90	20d	1	0.55mi
1436 SW Byron St Topeka, KS	2.0	1.0	900	$720	$0.80	20d	1	0.61mi
1268 SW Western Ave Unit 1A Topeka, KS	2.0	1.0	1404	$1,000	$0.71	20d	1	0.64mi
728 SW Lindenwood Ave Topeka, KS	2.0	1.0	968	$1,195	$1.23	20d	1	0.65mi
1116 SW 18th St Topeka, KS	3.0	1.0	1105	$1,175	$1.06	20d	1	0.84mi
512 SW 14th St Topeka, KS	2.0	1.0	815	$895	$1.10	20d	1	0.87mi
1624 SW Polk St Topeka, KS	3.0	2.0	1288	$1,350	$1.05	20d	1	0.94mi
1900 SW Washburn Ave Topeka, KS	2.0	1.0	883	$890	$1.01	20d	1	0.94mi
507 SW 6th Ave Unit 001 Topeka, KS	1.0	1.0	710	$700	$0.99	20d	1	1.06mi
603 SW Topeka Blvd Topeka, KS	1.0	1.0	710	$700	$0.99	20d	1	1.08mi
1438 SW Van Buren St Apt 4 Topeka, KS	2.0	1.0	700	$825	$1.18	20d	1	1.11mi
1623 SW Campbell Ave Topeka, KS	2.0	1.0	828	$1,100	$1.33	20d	1	1.11mi
2045 SW Macvicar Ave Topeka, KS	2.0	2.0	860	$875	$1.02	20d	1	1.26mi
111 NW Quinton Ave Topeka, KS	3.0	1.5	1232	$1,045	$0.85	20d	1	1.29mi
2409 SW 21st St Topeka, KS	3.0	1.0	890	$850	$0.96	20d	1	1.32mi
2130 SW Fillmore St Topeka, KS	2.0	1.0	800	$800	$1.00	20d	1	1.38mi

Listing history 14 events

1. 2026-06-19
   days on market $79,500 Active 19 DOM
2. 2026-06-18
   days on market $79,500 Active 18 DOM
3. 2026-06-17
   days on market $79,500 Active 17 DOM
4. 2026-06-16
   days on market $79,500 Active 16 DOM
5. 2026-06-15
   days on market $79,500 Active 15 DOM
6. 2026-06-14
   days on market $79,500 Active 13 DOM
7. 2026-06-13
   days on market $79,500 Active 12 DOM
8. 2026-06-10
   days on market $79,500 Active 10 DOM
9. 2026-06-09
   days on market $79,500 Active 9 DOM
10. 2026-06-08
    days on market $79,500 Active 8 DOM
11. 2026-06-07
    days on market $79,500 Active 7 DOM
12. 2026-06-02
    days on market $79,500 Active 2 DOM
13. 2026-06-01
    remarks 555-char remark
14. 2026-06-01
    listed $79,500 Active 1 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: $1,067 · $89/mo
• Projected year-2 tax: $1,121 · $93/mo
• Expected delta: +$54/yr (+$4/mo · 5.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $12,204
• − Mortgage interest: −$4,453
• − Property taxes: −$1,067
• − Insurance: −$398
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$2,313
• Taxable income: $2,021
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,689/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

+183.9% since first listed

5 events — show timeline

• 2026-05-31 Listed $79,500 Heartland MLS as Distributed by MLS Grid
• 2016-04-18 Listed $58,000 Sunflower MLS as distributed by MLS GRID
• 2009-06-01 Sold (Public Records) — Public Records
• 2008-02-21 Sold (Public Records) — Public Records
• 1985-06-01 Sold (Public Records) $28,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,067 · +6.8% YoY. Source: county tax records.