2431 SW Bradbury Ave · Topeka, KS 66611

$159,900

3 bd · 2.0 ba · 1,629 sqft · SingleFamily public records · 7 Days on market

Built 1950 0.32 ac lot Est $176k · 9% under

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Why this score? — see what drove the D 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 +12.3/30.0
• ARV discount +11.6/15.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick ranch with 3 bedrooms and 2 baths, nice family room above the garage. Newer roof, water heater, paint, and other extras. Furnace is about 12 years old.

Key facts

• Updated bathrooms
• Lvp flooring
• Lvt flooring

Tags

• HARDWOOD FLOORS
• LVP FLOORING
• LVT FLOORING
• UPDATED BATHROOMS
• PVC SEWER LINE
• MATURE TREES

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence (single house)
• Construction: Brick and wood siding construction
• Exterior features: Deck; Screened porch; Composition roof; Brick and wood siding exterior

Interior

• Kitchen: Refrigerator
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Central air; Window unit(s) for cooling
• Interior features: Gas water heater; Fireplace (wood burning) with pellet stove insert; One fireplace located in the master bedroom; Basement with walk-out access (concrete, full, unfinished)
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-29 ($-345/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (18.6% below list).
• Recommended offer: $130k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Highland Park Central (math 8% / reading 12%, grade F, #660 of 684 statewide, top 98%, 308 students, 92% 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; 8 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,198 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $175,932
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2058 SW Buchanan St	0.74mi	3/2.0	1,616 (-1%)	2mo	$175,000	$108	63
2310 SE Massachusetts Ave	0.67mi	3/1.0	1,428 (-12%)	4mo	$100,000	$70	41

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-27,752
• Equity at exit: $23,842

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-26,564
• Equity at exit: $13,825

Cash invested: $44,772 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$839
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-29

Break-even live

Break-even rent $1,338

Max offer price $154,819

Occupancy floor 97%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 SE 25th St Topeka, KS	3.0	1.5	1200	$1,295	$1.08	21d	1	0.56mi
1316 SW 27th St Topeka, KS	2.0	2.0	1456	$1,150	$0.79	21d	1	0.72mi
1936 SW Clay St Topeka, KS	3.0	1.0	1572	$1,000	$0.64	21d	1	0.76mi
1624 SW Polk St Topeka, KS	3.0	2.0	1288	$1,350	$1.05	21d	1	0.89mi
1116 SW 18th St Topeka, KS	3.0	1.0	1105	$1,175	$1.06	21d	1	0.96mi
1647 SW Buchanan St Topeka, KS	3.0	2.0	1550	$1,395	$0.90	21d	1	1.05mi
1415 SW Western Ave Topeka, KS	4.0	1.0	1190	$1,400	$1.18	21d	1	1.10mi
1268 SW Western Ave Unit 1A Topeka, KS	2.0	1.0	1404	$1,000	$0.71	21d	1	1.29mi

Listing history 5 events

1. 2026-05-21
   listed $159,900 Active
2. 2015-11-25
   soldstatus 157-char remark

   Show marketing remark (157 chars)

   Brick ranch with 3 bedrooms and 2 baths, nice family room above the garage. Newer roof, water heater, paint, and other extras. Furnace is about 12 years old.

3. 2015-11-25
   soldstatus

   Show marketing remark (157 chars)

   Brick ranch with 3 bedrooms and 2 baths, nice family room above the garage. Newer roof, water heater, paint, and other extras. Furnace is about 12 years old.

4. 2015-05-27
   listed $69,950 157-char remark

   Show marketing remark (157 chars)

   Brick ranch with 3 bedrooms and 2 baths, nice family room above the garage. Newer roof, water heater, paint, and other extras. Furnace is about 12 years old.

5. 2013-02-08
   listed $89,950

ⓘ 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: $1,826 · $152/mo
• Projected year-2 tax: $2,255 · $188/mo
• Expected delta: +$429/yr (+$36/mo · 23.5%)

ⓘ 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 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,624
• − Mortgage interest: −$8,957
• − Property taxes: −$1,826
• − Insurance: −$800
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$4,652
• Taxable loss: −$3,110
• Est. tax savings @ 24.0%: +$746
• After-tax cash flow: $401/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

+77.8% since first listed

5 events — show timeline

• 2026-05-21 Listed $159,900 Sunflower MLS as distributed by MLS GRID
• 2015-11-25 Sold (Public Records) — Public Records
• 2015-11-25 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2015-05-27 Listed $69,950 Sunflower MLS as distributed by MLS GRID
• 2013-02-08 Listed $89,950 Sunflower MLS as distributed by MLS GRID

Property tax history

+1.3%/yr

Latest (2025): $1,826 · +6.1% YoY. Source: county tax records.