101 NW Elm Row Ave · Topeka, KS 66608

$149,900

3 bd · 1.0 ba · 1,548 sqft · SingleFamily public records · 9 Days on market

Built 1930 0.79 ac 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 +19.3/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Sitting on over three-quarters of an acre in the Seaman School District, this move-in ready 3-bedroom home has real space inside and out. Large rooms, newer windows, and a newer HVAC system mean you're not walking into a list of immediate expenses. The full bathroom features both a separate tub and walk-in shower, the basement is clean and solid, and the two-car garage rounds it out nicely. Priced to reflect the market and ready to go.

Key facts

• Move-in ready
• Separate tub
• Full bathroom

Tags

• MOVE-IN READY
• NEWER WINDOWS
• NEWER HVAC SYSTEM
• FULL BATHROOM
• SEPARATE TUB
• WALK-IN SHOWER

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Frame and stone construction
• Construction: Frame and stone exterior; Concrete basement
• Exterior features: Corner lot; Enclosed patio/porch

Interior

• Kitchen: Dishwasher; Gas water heater
• Flooring: Ceramic tile; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Gas water heater; Enclosed patio/porch
• Laundry & utility: Laundry in basement; Basement with concrete construction

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (0.5% below list).
• Recommended offer: $149k (0.5% below list) — sets the bar for 1% rule.

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.
• Seaman (suburban): math 32% / reading 37% proficiency, ranked #51 of 169 in KS (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Logan Elementary (math 22% / reading 32%, grade F, #507 of 684 statewide, top 78%, 624 students, 61% FRL); Seaman Middle School (math 17% / reading 23%, grade F, #146 of 219 statewide, top 67%, 585 students, 37% FRL); Seaman High (math 17% / reading 22%, grade F, #216 of 327 statewide, top 70%, 1,239 students, 31% FRL) — zoned schools average 43% FRL vs 26% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 34% district-wide (-12 pts) — the specific schools serving this property underperform the Seaman average; the district grade overstates school quality for this exact location.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 219 units permitted in Shawnee County in 2024 (25 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.0% local appreciation)).
• Shawnee County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood 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 $149,200 (0.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.00% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $37,152
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1936 N Kansas Ave	0.34mi	2/1.0 (-1)	1,465 (-5%)	16mo	$35,000	$24	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.08×
• Total profit: $45,381
• Equity at exit: $85,279

10-year hold

• IRR: 17.2%
• Equity multiple: 4.05×
• Total profit: $128,003
• Equity at exit: $147,456

Cash invested: $41,972 (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 66608

• Home prices YoY: 2.3%
• Active inventory: 32
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,492 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $165

Break-even live

Break-even rent $1,283

Max offer price $149,900

Occupancy floor 84%

Sensitivity live

Price	-10% $250	-5% $207	+0% $165	+5% $123	+10% $80
Rent	-10% $47	-5% $106	+0% $165	+5% $224	+10% $283
Rate	-1.0pp $241	-0.5pp $203	base $165	+0.5pp $126	+1.0pp $87

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 NW Walnut Grove Dr Topeka, KS	2.0–3.0	1.0–2.0	945	$1,492	$1.58	22d	14	0.76mi

Listing history 7 events

1. 2026-05-10
   status Pending
2. 2026-05-08
   historical Active Under Contract
3. 2026-05-06
   status Active
4. 2026-05-04
   historical Active Under Contract
5. 2026-04-13
   status Pending
6. 2026-04-09
   listed $149,900 Active
7. 2020-10-29
   soldstatus

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $2,114 · $176/mo
• Expected delta: +$132/yr (+$11/mo · 6.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,904
• − Mortgage interest: −$8,397
• − Property taxes: −$1,981
• − Insurance: −$750
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$4,361
• Taxable loss: −$449
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $2,088/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: Seaman
• NCES district ID: 2011490
• Math proficiency: 32% ▼ -5.00%
• Reading proficiency: 37% ▬ 0.00%
• Median HH income: $65,842
• Composite: 31.43/100
• National rank: #5985
• State rank: #51 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): 4,789

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 (78%)
• Race & ethnicity: White 78% Black 10% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4% Korean 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: ▲ 5.04%
• Current HPI: 223.2676
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

7 events — show timeline

• 2026-05-10 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-05-08 Contingent — Sunflower MLS as distributed by MLS GRID
• 2026-05-06 Relisted — Sunflower MLS as distributed by MLS GRID
• 2026-05-04 Contingent — Sunflower MLS as distributed by MLS GRID
• 2026-04-13 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-04-09 Listed $149,900 Sunflower MLS as distributed by MLS GRID
• 2020-10-29 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,981 · +3.6% YoY. Source: county tax records.