3636 SW Mayo Ave · Topeka, KS 66611

$70,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 2 Days on market

Built 1954 6,098 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

Don’t wait to come see this one! Roll up your sleeves and be ready to work, lots of opportunities for sweat equity in this 3 bedroom, 1 bath home. Property to be sold as-is!

Key facts

• 6,098 sq ft lot
• Built 1954
• Listed 2 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction; 1,080 above-grade finished area
• Exterior features: Composition roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Gas water heater
• 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 $70k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 13.7% 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: Jardine Elementary (math 18% / reading 24%, grade F, #583 of 684 statewide, top 85%, 743 students, 79% FRL); Jardine Middle School (math 13% / reading 23%, grade F, #164 of 219 statewide, top 76%, 542 students, 79% FRL); Topeka High (math 11% / reading 20%, grade F, #248 of 327 statewide, top 76%, 1,514 students, 72% FRL).
• Market conditions: 49 active listings in the ZIP; 16 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 $484 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $70k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1954 — 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: 1.63% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.40%
• DSCR: 2.17
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $159,840
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3380 SW Kirklawn Ave	0.40mi	3/1.0 (+1)	1,080 (0%)	6mo	$159,500	$148	71
3372 SW Kirklawn Ave	0.41mi	2/1.0	1,080 (0%)	17mo	$159,500	$148	66
1916 SW 34th St	0.44mi	3/1.0 (+1)	980 (-9%)	16mo	$109,000	$111	46

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: 20.2%
• Equity multiple: 1.82×
• Total profit: $16,127
• Equity at exit: $10,437

10-year hold

• IRR: 28.4%
• Equity multiple: 3.52×
• Total profit: $49,439
• Equity at exit: $6,052

Cash invested: $19,600 (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 66611

• Active inventory: 49
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$367
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $431

Break-even live

Break-even rent $594

Max offer price $70,000

Occupancy floor 57%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 SW Afton St Topeka, KS	3.0	1.0	1030	$1,075	$1.04	21d	1	0.08mi
3635 SW Devon Ave Topeka, KS	3.0	1.0	1118	$1,250	$1.12	21d	1	0.21mi
1407 SW Glencoe St Topeka, KS	3.0	1.0	1030	$1,295	$1.26	21d	1	0.22mi
3570 SW Kerry Ave Topeka, KS	3.0	1.0	1080	$1,350	$1.25	21d	1	0.22mi
1701 SW 37th St Topeka, KS	2.0	1.0	869	$665	$0.77	21d	1	0.23mi
3423 SW Clare Ave Topeka, KS	3.0	1.0	1030	$1,395	$1.35	21d	1	0.31mi
3711 SW Park South Ct Topeka, KS	1.0	1.0	750	$619	$0.83	21d	1	0.46mi
3640 SW Plass Ave Topeka, KS	3.0	1.5	1180	$1,300	$1.10	21d	1	0.46mi
3630 SW Plass Ave Topeka, KS	3.0	1.5	1080	$1,250	$1.16	21d	3	0.46mi
3831 SW South Park Ave Unit D21 Topeka, KS	3.0	2.0	1280	$1,050	$0.82	21d	1	0.77mi
3831 SW South Park Ave Unit 34 Topeka, KS	2.0	2.0	840	$950	$1.13	21d	1	0.78mi
3365 SE Girard St Topeka, KS	2.0	1.0	1023	$950	$0.93	21d	1	0.86mi
3729 SE Fremont St Topeka, KS	3.0	1.5	1392	$1,095	$0.79	21d	1	1.01mi
3317 SE Bryant St Topeka, KS	3.0	1.0	1000	$1,050	$1.05	21d	1	1.31mi
1414 SW 27th St Topeka, KS	2.0	1.0	908	$825	$0.91	21d	1	1.43mi
1316 SW 27th St Topeka, KS	2.0	2.0	1456	$1,150	$0.79	21d	1	1.45mi

Listing history 3 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   listed $70,000 Active
3. 1993-07-01
   soldstatus $27,500

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$108/yr (+$9/mo · 12.3%)

ⓘ 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 · 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: $13,681
• − Mortgage interest: −$3,921
• − Property taxes: −$879
• − Insurance: −$350
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$2,036
• Taxable income: $4,306
• Est. tax owed @ 24.0%: −$1,033
• After-tax cash flow: $4,141/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): 9,828
• Household income: $55,837
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 501.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 13% Black 12% Two or more races 12%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Italian 2% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -142.03%
• Current HPI: 213.2041
• Rent YoY: —
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+154.5% since first listed

3 events — show timeline

• 2026-05-22 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-05-20 Listed $70,000 Sunflower MLS as distributed by MLS GRID
• 1993-07-01 Sold (Public Records) $27,500 Public Records

Property tax history

-0.3%/yr

Latest (2025): $879 · +9.9% YoY. Source: county tax records.