2323 SW Huntoon St · Topeka, KS 66604

$140,000

3 bd · 1.5 ba · 1,640 sqft · SingleFamily public records · 31 Days on market

Built 1946 6,534 sqft lot Est $177k · 21% under

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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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.4/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to purchase a home with equity! This charming 3 bed/1.5 bath home has so much character that it's hard to pass up! Priced well below appraisal, this home has a formal dining room, spacious bedrooms, huge living room with bay window and fireplace, fun retro-style kitchen with bright colors, huge 2 car detached garage and more! Priced accordingly for TLC, but would be a great fixer-upper and cheaper than rent!

Key facts

• Formal dining room
• Rec room
• Hardwood floors

Tags

• HARDWOOD FLOORS
• WOODBURNING FIREPLACE
• FORMAL DINING ROOM
• REC ROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Single house
• Construction: Plaster and other exterior construction materials; Full concrete basement
• Exterior features: Slate roof; Lot approximately 127 ft x 50 ft

Interior

• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Storm windows; Wood-burning fireplace in the living room
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $152 ($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 $132k (6.0% below list).
• Recommended offer: $132k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Robinson Middle School (math 10% / reading 19%, grade F, #180 of 219 statewide, top 83%, 360 students, 84% FRL); Topeka High (math 11% / reading 20%, grade F, #248 of 327 statewide, top 76%, 1,514 students, 72% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 130 active listings in the ZIP; 11 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 $968 of loan paydown is wiped out by about $4k 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

• It's been on market 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $45k; list at $140k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $131,573 (6.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $177,120
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 SW Woodward Ave	0.21mi	3/1.5	1,690 (+3%)	18mo	$169,900	$101	70
2706 SW Lee Ct	0.23mi	3/2.0	1,549 (-6%)	18mo	$190,000	$123	63
1193 SW Jewell Ave	0.27mi	4/2.0 (+1)	1,460 (-11%)	11mo	$157,900	$108	53

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 · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-11,146
• Equity at exit: $20,874

10-year hold

• IRR: 3.5%
• Equity multiple: 1.27×
• Total profit: $10,545
• Equity at exit: $12,105

Cash invested: $39,200 (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 66604

• Rents YoY: 4.4%
• Active inventory: 130
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$734
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $152

Break-even live

Break-even rent $1,123

Max offer price $140,000

Occupancy floor 83%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1275 SW Mulvane St Topeka, KS	3.0	1.5	1791	$1,350	$0.75	21d	1	0.41mi
937 SW Jewell Ave Topeka, KS	3.0	1.0	1297	$1,295	$1.00	21d	1	0.68mi
1647 SW Buchanan St Topeka, KS	3.0	2.0	1550	$1,395	$0.90	21d	1	0.89mi
1116 SW 18th St Topeka, KS	3.0	1.0	1105	$1,175	$1.06	21d	1	0.97mi
1268 SW Western Ave Unit 1A Topeka, KS	2.0	1.0	1404	$1,000	$0.71	21d	1	1.06mi
1415 SW Western Ave Topeka, KS	4.0	1.0	1190	$1,400	$1.18	21d	1	1.07mi
1936 SW Clay St Topeka, KS	3.0	1.0	1572	$1,000	$0.64	21d	1	1.16mi
703 SW Parkview St Topeka, KS	3.0	2.0	1922	$1,995	$1.04	21d	1	1.19mi
1624 SW Polk St Topeka, KS	3.0	2.0	1288	$1,350	$1.05	21d	1	1.23mi
822 SW 8th Ave Topeka, KS	3.0	1.5	1600	$1,025	$0.64	21d	1	1.28mi
416 SW Clay St Topeka, KS	3.0	1.0	1639	$1,025	$0.63	21d	1	1.45mi

Listing history 19 events

1. 2026-06-19
   days on market $140,000 Active 31 DOM
2. 2026-06-18
   days on market $140,000 Active 30 DOM
3. 2026-06-17
   days on market $140,000 Active 29 DOM
4. 2026-06-16
   days on market $140,000 Active 28 DOM
5. 2026-06-15
   days on market $140,000 Active 27 DOM
6. 2026-06-14
   days on market $140,000 Active 25 DOM
7. 2026-06-13
   days on market $140,000 Active 24 DOM
8. 2026-06-10
   days on market $140,000 Active 22 DOM
9. 2026-06-09
   days on market $140,000 Active 21 DOM
10. 2026-06-08
    days on market $140,000 Active 20 DOM
11. 2026-06-07
    days on market $140,000 Active 19 DOM
12. 2026-06-02
    days on market $140,000 Active 14 DOM
13. 2026-06-01
    days on market $140,000 Active 13 DOM
14. 2026-05-31
    days on market $140,000 Active 12 DOM
15. 2026-05-30
    days on market $140,000 Active 11 DOM
16. 2026-05-19
    listed $140,000 Active
17. 2017-11-03
    soldstatus 429-char remark

    Show marketing remark (429 chars)

    Great opportunity to purchase a home with equity! This charming 3 bed/1.5 bath home has so much character that it's hard to pass up! Priced well below appraisal, this home has a formal dining room, spacious bedrooms, huge living room with bay window and fireplace, fun retro-style kitchen with bright colors, huge 2 car detached garage and more! Priced accordingly for TLC, but would be a great fixer-upper and cheaper than rent!

18. 2017-11-02
    soldstatus $45,000
19. 2017-09-01
    listed $48,000 429-char remark

    Show marketing remark (429 chars)

    Great opportunity to purchase a home with equity! This charming 3 bed/1.5 bath home has so much character that it's hard to pass up! Priced well below appraisal, this home has a formal dining room, spacious bedrooms, huge living room with bay window and fireplace, fun retro-style kitchen with bright colors, huge 2 car detached garage and more! Priced accordingly for TLC, but would be a great fixer-upper and cheaper than rent!

ⓘ 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: $1,135 · $95/mo
• Projected year-2 tax: $1,974 · $164/mo
• Expected delta: +$839/yr (+$70/mo · 74.0%)

ⓘ 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: $15,789
• − Mortgage interest: −$7,842
• − Property taxes: −$1,135
• − Insurance: −$700
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$4,073
• Taxable loss: −$487
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $1,945/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): 23,006
• Household income: $60,874
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1192.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Two or more races 11% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -151.78%
• Current HPI: 227.637
• Rent YoY: ▲ 4.39%
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+191.7% since first listed

4 events — show timeline

• 2026-05-19 Listed $140,000 Sunflower MLS as distributed by MLS GRID
• 2017-11-03 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2017-11-02 Sold (Public Records) $45,000 Public Records
• 2017-09-01 Listed $48,000 Sunflower MLS as distributed by MLS GRID

Property tax history

-2.4%/yr

Latest (2025): $1,135 · +4.8% YoY. Source: county tax records.