Topeka Bed and Breakfast
For Sale
Contact for pricing
1257 SW Fillmore Street, Topeka, KS 66604
Three fully operational bed and breakfast inns in Topeka, Kansas.
Property Size14,279 SF
Lot Size1.14 Acres
Price / SF$213.60
Days on Market174
Property Features for 1257 SW Fillmore Street
General Information
Standard status
Active
Size
14,279 SF
Lot size
1.14 Acres
Property subtype
Multifamily
Investment Type
Stabilized
Building Details
Buildings
3
Units
3
Listing Agency:
Haith & Company Realtors
(913) 888-3456
Listed By:
Josh Haith · License #2011012354
Source:
Crexi
Added: Feb 28
Changed: Aug 14
Last Checked: Aug 19 at 6:58AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Haith & Company Realtors
Investment Insights
Based on property information with market context.
This is a rare opportunity to acquire a portfolio of three fully operational, ready-to-operate bed and breakfast inns in Topeka, Kansas. All three properties are located on SW Fillmore Street and are associated with the iconic Woodward Estate, comprising 14 total guest bedrooms across 14,279 square feet of combined living space plus one additional land parcel. The anchor property, the Chester B. Woodward House at 1272 SW Fillmore Street, is a landmark estate totaling 8,646 square feet on a 0.57-acre lot, inclusive of an additional 0.14-acre parcel to the north suitable for a chapel, tennis court, or other amenity development. It features 7-bedrooms and 8-bathrooms. The two companion properties are the Woodward Executive House at 1257 SW Fillmore Street (3 BR / 3 BA, 2,507 SF, 0.29-acre lot) and the Woodward Max Guest House at 1263 SW Fillmore Street (4 BR / 4 BA, 3,126 SF, 0.28-acre lot). The assemblage is located 1.0 mile from Washburn University, 0.9 miles from the Kansas State Capitol Building, and 1.3 miles from I-70. All furniture, fixtures, and equipment convey with the sale. The properties may be purchased as a portfolio or individually.
Key Highlights
- Portfolio of three fully operational bed and breakfast inns offered as a single purchase.
- Includes the landmark Chester B. Woodward House, a 7‑bedroom, 8‑bathroom estate.
- All furniture, fixtures, and equipment are included in the sale.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$85,948
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.82%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,718,960
$1.7M
Cap Rate 7%
$1,227,829
$1.2M
Cap Rate 9%
$954,978
$955.0K
Market Conditions
NOI Build-Up for 14,279 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$205.6K $14.40/SF
− Vacancy
−$24.7K −$1.73/SF
EGI
$180.9K $12.67/SF
− OpEx
−$95.0K −$6.65/SF
NOI
$85.9K $6.02/SF
Area
Topeka, KS
Vacancy
12.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,718,960
Cap Rate 7%
$1,227,829
Cap Rate 9%
$954,978
Alternative Uses
Best Use
Hotel Hospitality
$1.23M
$1.07M – $1.43M
NOI $85,948 @ 7.0% cap · market cap 2.82%
Second Best
—
—
no second resolved use
Theoretical Best
Self Storage
$1.61M
$1.41M – $1.88M
NOI $112,747 @ 7.0% cap · market cap 3.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,343
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 66604, KS
22,933
Population
10,820
Households
2.1
Avg Household Size
38
Median Age
35%
College-Educated
93%
High-School Grad
6.8 sq mi
ZIP Area
3,373
Density / Sq Mi
$59,690
Median Household Income
$39,270
Median Earnings
$1,032
Median Rent
$126,600
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Schoolhouse Rentals — 1125 SW Polk St, Topeka, KS 66612
- House of Ruth Discipleship Home — 1025 SW Western Ave, Topeka, KS 66604
- Oxford House Bellator — 1119 sw 16th st, topeka, ks 66604
- Woodward — 1272 SW Fillmore St, Topeka, KS 66604
- The neighborly corner — 929 sw lindenwood ave, topeka, ks 66606
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Three fully operational bed and breakfast inns in Topeka, Kansas.
Where is this bed & breakfast located?
The property is located at 1257 SW Fillmore Street Topeka, KS.
What is the asking price?
The asking price for this property is $3,050,000.
What are key features of this property?
This property features: Portfolio of three fully operational bed and breakfast inns offered as a single purchase.; Includes the landmark Chester B. Woodward House, a **7‑bedroom, 8‑bathroom estate**.; All furniture, fixtures, and equipment are included in the sale.
