133 SE Willow Way · Topeka, KS 66609

$66,900

4 bd · 2.0 ba · 1,216 sqft · Manufactured · 25 Days on market

Built 1995 Good condition 0.25 ac 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
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well maintained home offers 4 bedrooms, 2 bath, open floor plan with new kitchen, bathrooms, roof, plumbing & flooring and fresh paint throughout, on a lot in SouthVillage. A very well maintained, landscaped community in Washburn Rural School District. Great amenities include: a swimming pool, tennis/basketball court, playground. On-site storage lot for RVs, trailers and campers and 2 stormshelters, 1handicap accessible. Twosmall pets are allowed in each household. Pit Bulls are specifically prohibited. appox $600/mo pad fee includes. Credit & background checks required. Home is being Sold "AS IS" Don't miss this opportunity to have a great 4bd/2ba home, in quite

Key facts

• New kitchen
• New plumbing
• Landscaped community

Tags

• NEW KITCHEN
• NEW BATHROOMS
• NEW ROOF
• NEW PLUMBING
• NEW FLOORING
• LANDSCAPED COMMUNITY

Property features AI

Finance

• HOA & community: Community clubhouse; Community pool; Tennis courts (association)

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Single-story living (above-grade finished area listed)
• Construction: Vinyl siding; Composition roof; Basement (other type)
• Exterior features: Tennis court(s); Wooded lot

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Refrigerator; Garbage disposal
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air
• Interior features: Pantry; Storm windows
• Laundry & utility: Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $67k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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.
• 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: 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: 39 active listings in the ZIP; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 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 25 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,896 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.72% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.56%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.7%
• Equity multiple: 1.71×
• Total profit: $13,382
• Equity at exit: $9,975

10-year hold

• IRR: 26.2%
• Equity multiple: 3.30×
• Total profit: $43,006
• Equity at exit: $5,784

Cash invested: $18,732 (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 66609

• Home prices YoY: -14.6%
• Active inventory: 39
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,004/yr
• Insurance: −$28
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $379

Break-even live

Break-even rent $669

Max offer price $66,900

Occupancy floor 62%

Sensitivity live

Price	-10% $426	-5% $403	+0% $379	+5% $356	+10% $333
Rent	-10% $289	-5% $334	+0% $379	+5% $425	+10% $470
Rate	-1.0pp $413	-0.5pp $396	base $379	+0.5pp $362	+1.0pp $344

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: $16,725
• Closing costs: $2,007
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3831 SW South Park Ave Unit D21 Topeka, KS	3.0	2.0	1280	$1,050	$0.82	21d	1	0.83mi
3729 SE Fremont St Topeka, KS	3.0	1.5	1392	$1,095	$0.79	21d	1	1.19mi
3635 SW Devon Ave Topeka, KS	3.0	1.0	1118	$1,250	$1.12	21d	1	1.30mi
3570 SW Kerry Ave Topeka, KS	3.0	1.0	1080	$1,350	$1.25	21d	1	1.42mi
1400 SW Afton St Topeka, KS	3.0	1.0	1030	$1,075	$1.04	21d	1	1.49mi

Listing history 1 events

1. 2026-05-04
   listed $66,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $13,795
• − Mortgage interest: −$3,747
• − Property taxes: −$1,004
• − Insurance: −$1,132
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,946
• Taxable income: $3,759
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $3,651/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, move-in-ready manufactured home offers 4 bedrooms, 2 bathrooms, and a new kitchen, bathrooms, roof, flooring, and paint throughout. It is located in a well-maintained community with amenities such as a swimming pool, tennis/basketball court, and playground.

Value-add opportunities

• Both Painting exterior — Fresh paint enhances curb appeal and resale value
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Fresh paint enhances curb appeal and resale value ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 118,130
• Population (ZIP): 7,912

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Two or more races 11% Black 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 5% Iranian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 83% English-only · Spanish 13% Russian/Polish/Slavic 2% Tagalog/Filipino 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: ▼ -38.27%
• Current HPI: 223.4808
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-04 Listed $66,900 Sunflower MLS as distributed by MLS GRID