5644 SW Barrington Ct Ct N · Topeka, KS 66614

$215,000

2 bd · 2.0 ba · 1,220 sqft · MultiFamily public records · 8 Days on market

Built 1988 4,356 sqft lot $210/mo HOA · 18% of rent

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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 +19.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +6.0/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• 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

Maintenance free living in Southwest Topeka. Full unfinished basement for expanding Selling "as is" and priced accordingly. HOA fee $160.00 per month

Key facts

• Egress window
• Updated bathrooms
• Lvp flooring

Tags

• LAUNDRY ON MAIN LEVEL
• SECLUDED FENCED PATIO
• FULL UNFINISHED BASEMENT
• EGRESS WINDOW
• UPDATED BATHROOMS
• LVP FLOORING

Property features AI

Finance

• HOA & community: Homeowners association with $210 monthly fee; HOA covers trash and snow removal

Exterior

• Parking: Attached garage with garage door opener (2 garage spaces)
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential half-duplex; Above-grade finished living area
• Construction: Frame construction
• Exterior features: Patio; Lot approximately 38 x 113 (0.1 acre)

Interior

• Kitchen: Electric range; Range hood; Dishwasher; Garbage disposal; Gas water heater
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Eat-in kitchen; Coffered ceilings; Wood-burning fireplace in the living room; Basement with sump pump (concrete, full, unfinished)
• Laundry & utility: Main-level laundry in a closet located in/near the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/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 7.5% 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: Marjorie French Middle School (math 23% / reading 30%, grade F, #98 of 219 statewide, top 44%, 436 students, 70% FRL); Topeka West High (math 13% / reading 20%, grade F, #244 of 327 statewide, top 75%, 1,085 students, 59% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising fast (+9.9%/yr); 137 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 40% 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $79k; list at $215k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.12% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 7.5

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: -3.2%
• Equity multiple: 0.87×
• Total profit: $-7,684
• Equity at exit: $32,057

10-year hold

• IRR: 11.8%
• Equity multiple: 2.16×
• Total profit: $70,050
• 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: 137
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $2,398 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$242 /mo · $2,908/yr
• Insurance: −$90
• HOA: −$210
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $225

Break-even live

Break-even rent $2,113

Max offer price $215,000

Occupancy floor 86%

Sensitivity live

Price	-10% $347	-5% $286	+0% $225	+5% $164	+10% $103
Rent	-10% $36	-5% $130	+0% $225	+5% $320	+10% $414
Rate	-1.0pp $333	-0.5pp $280	base $225	+0.5pp $169	+1.0pp $113

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,398
Total (2 units)			$2,398

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2937 SW McClure Rd Topeka, KS	2.0	1.0	822	$795	$0.97	22d	1	0.42mi
2310 SW Fairlawn Rd Topeka, KS	2.0	1.0	912	$1,095	$1.20	22d	1	0.70mi
2320 SW Valley Brook Ln Topeka, KS	3.0	1.0	1200	$1,500	$1.25	22d	1	0.86mi
5733 SW 20th St Topeka, KS	3.0	2.0	1450	$1,395	$0.96	22d	1	0.88mi
5237 SW 20th Ter Topeka, KS	2.0	2.0	1050	$1,205	$1.15	22d	1	0.95mi
2211 SW Burnett Rd Topeka, KS	3.0	1.0	1239	$1,595	$1.29	22d	1	1.25mi
1700 SW Amhurst Rd Topeka, KS	3.0	1.5	1118	$1,350	$1.21	22d	1	1.33mi
1618 SW Chelsea Dr Topeka, KS	2.0	1.0	768	$1,045	$1.36	22d	1	1.33mi
2920 SW Gage Blvd Topeka, KS	2.0	2.0	925	$850	$0.92	22d	1	1.41mi
3211 SW Twilight Ct Topeka, KS	1.0–3.0	1.0–2.0	965	$1,052	$1.09	22d	6	1.49mi

HOA detail

• Monthly dues: $210 · $2,520/yr

Listing history 7 events

1. 2026-05-23
   status Active
2. 2026-05-22
   status Pending
3. 2026-05-15
   listed $215,000 Active
4. 2015-05-11
   soldstatus
5. 2015-05-08
   soldstatus 160-char remark

   Show marketing remark (160 chars)

   Maintenance free living in Southwest Topeka. Full unfinished basement for expanding Selling "as is" and priced accordingly. HOA fee $160.00 per month

6. 2014-08-22
   listed $94,900 160-char remark

   Show marketing remark (160 chars)

   Maintenance free living in Southwest Topeka. Full unfinished basement for expanding Selling "as is" and priced accordingly. HOA fee $160.00 per month

7. 1988-11-01
   soldstatus $78,950

ⓘ 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: $2,908 · $242/mo
• Projected year-2 tax: $3,032 · $253/mo
• Expected delta: +$124/yr (+$10/mo · 4.3%)

ⓘ 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 5/10 Major
• 🌡 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: $28,776
• − Mortgage interest: −$12,043
• − Property taxes: −$2,908
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − HOA: −$2,520
• − Depreciation: −$6,255
• Taxable loss: −$629
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $2,851/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): 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

+172.3% since first listed

7 events — show timeline

• 2026-05-23 Relisted — Sunflower MLS as distributed by MLS GRID
• 2026-05-22 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-05-15 Listed $215,000 Sunflower MLS as distributed by MLS GRID
• 2015-05-11 Sold (Public Records) — Public Records
• 2015-05-08 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2014-08-22 Listed $94,900 Sunflower MLS as distributed by MLS GRID
• 1988-11-01 Sold (Public Records) $78,950 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,908 · +3.8% YoY. Source: county tax records.