Introduction

Investing in rental properties can be a lucrative venture, but it requires careful consideration of various factors to ensure a profitable return. A good rental property is characterized by its location, demand, and potential for appreciation. The location is paramount because it determines the property's appeal to potential tenants and its long-term value. Factors such as proximity to amenities, employment hubs, educational institutions, and recreational facilities play a crucial role in attracting tenants.

Shawnee County, KS, offers diverse neighborhoods, each with unique attributes that can impact the investment potential of rental properties. In this guide, we will explore the best neighborhoods and areas in Shawnee County, grading each on convenience, tourist attractions, things to do, average home prices, return on investment, proximity to work-related travel, and the 'x-factor' that makes them unique and desirable.

Best Neighborhoods and Areas in Shawnee County, KS

1. Westboro

Grades:

• Convenience: A
• Tourist Attractions: B+
• Things to Do: A-
• Average Home Prices: C+
• Return on Investment: B+
• Proximity to Work-Related Travel: A
• X-Factor: A

Convenience: Westboro is known for its accessibility to major highways, shopping centers, and top-rated schools. Public transportation is readily available, making commuting easy for residents.

Tourist Attractions: While not a major tourist hub, Westboro is close to attractions like the Kansas State Capitol and the Topeka Zoo, providing leisure options for residents and visitors alike.

Things to Do: Residents enjoy a variety of activities, from parks and recreational facilities to local restaurants and boutique shops. The neighborhood fosters a vibrant community atmosphere with regular events and farmers markets.

Average Home Prices: Westboro's home prices are moderately high, reflecting its desirable location and amenities. The average home price is around $250,000, which is reasonable considering the benefits of living in this area.

Return on Investment: Properties in Westboro offer a solid return on investment due to consistent demand and the area's appeal to families and professionals. Rental yields are competitive, ensuring steady income for investors.

Proximity to Work-Related Travel: Westboro is conveniently located near major employers, hospitals, and convention centers, making it an ideal choice for professionals who need to travel for work.

X-Factor: The unique charm of Westboro lies in its well-maintained historic homes, tree-lined streets, and community-oriented lifestyle. This blend of old-world charm and modern amenities makes it a highly desirable place to live.

2. College Hill

Grades:

• Convenience: B+
• Tourist Attractions: B
• Things to Do: B+
• Average Home Prices: B
• Return on Investment: B
• Proximity to Work-Related Travel: B+
• X-Factor: A-

Convenience: College Hill offers good accessibility to shopping centers, schools, and public transport. It is a convenient location for students and families alike.

Tourist Attractions: While not heavily tourist-centric, College Hill is close to notable sites like Washburn University and Gage Park, offering cultural and recreational activities.

Things to Do: The area is home to various cafes, restaurants, parks, and local events, making it a lively place for residents to enjoy their leisure time.

Average Home Prices: The average home price in College Hill is around $200,000, making it an affordable option for many investors. The relatively lower prices provide a good entry point into the market.

Return on Investment: Investing in College Hill offers a moderate return on investment, with steady rental demand from students and young professionals. The area’s potential for appreciation is promising.

Proximity to Work-Related Travel: The neighborhood's proximity to educational institutions and healthcare facilities makes it convenient for professionals in these sectors.

X-Factor: The vibrant and youthful energy of College Hill, coupled with its educational institutions, gives it a unique appeal. The presence of Washburn University adds to the area's dynamic atmosphere.

3. Potwin Place

Grades:

• Convenience: B
• Tourist Attractions: B+
• Things to Do: B
• Average Home Prices: B-
• Return on Investment: B
• Proximity to Work-Related Travel: B
• X-Factor: B+

Convenience: Potwin Place offers reasonable convenience with access to local amenities and public transport. It is a quiet neighborhood, ideal for families and retirees.

Tourist Attractions: Potwin Place is known for its historic homes and annual Christmas light displays, attracting visitors during the holiday season.

Things to Do: The neighborhood provides a quaint, small-town feel with parks, local shops, and community events that residents can enjoy.

Average Home Prices: Home prices in Potwin Place are around $180,000, making it one of the more affordable areas in Shawnee County. This affordability can be attractive to investors looking for budget-friendly options.

Return on Investment: The return on investment in Potwin Place is moderate, with consistent demand from families and older residents seeking a peaceful environment.

Proximity to Work-Related Travel: Potwin Place is reasonably close to downtown Topeka, providing access to major employers and work-related travel opportunities.

X-Factor: The historic charm and annual festive displays give Potwin Place a unique identity. Its peaceful ambiance and strong community ties make it a desirable location for long-term residents.

4. Lake Sherwood

Grades:

• Convenience: A-
• Tourist Attractions: B
• Things to Do: B+
• Average Home Prices: B+
• Return on Investment: A-
• Proximity to Work-Related Travel: B+
• X-Factor: A

Convenience: Lake Sherwood offers excellent convenience with easy access to major roads, shopping centers, and recreational facilities. It is a well-connected and highly accessible area.

Tourist Attractions: The area is not a major tourist destination but offers serene lake views and outdoor activities, attracting nature enthusiasts.

Things to Do: Residents can enjoy a variety of outdoor activities, including boating, fishing, and hiking, thanks to the proximity of Lake Sherwood. The neighborhood also has parks and local eateries.

Average Home Prices: The average home price in Lake Sherwood is around $275,000, reflecting its desirability and excellent amenities.

Return on Investment: Investing in Lake Sherwood can yield high returns due to the area's appeal to families and retirees looking for a scenic and tranquil environment. Rental demand is strong, ensuring steady income.

Proximity to Work-Related Travel: The neighborhood's proximity to major employers and easy access to transportation routes makes it suitable for professionals.

X-Factor: The scenic beauty and recreational opportunities provided by Lake Sherwood set this area apart. Its picturesque environment and outdoor lifestyle make it highly desirable for nature lovers.

5. Downtown Topeka

Grades:

• Convenience: A
• Tourist Attractions: A
• Things to Do: A
• Average Home Prices: C
• Return on Investment: B+
• Proximity to Work-Related Travel: A
• X-Factor: A+

Convenience: Downtown Topeka offers unmatched convenience with a plethora of amenities, including shops, restaurants, and public transport. Everything residents need is within easy reach.

Tourist Attractions: As the heart of Topeka, the downtown area is home to numerous attractions, including the Kansas State Capitol, museums, and cultural sites. It is a hub for tourists and residents alike.

Things to Do: The vibrant downtown area offers a wide range of activities, from dining and shopping to attending events and exploring cultural sites. The lively atmosphere ensures there's always something to do.

Average Home Prices: The average home price in downtown Topeka is around $225,000. While not the cheapest, it offers good value considering the amenities and attractions available.

Return on Investment: Downtown properties can provide a high return on investment due to the strong demand for rentals in the area. The potential for appreciation is significant given the ongoing development and revitalization projects.

Proximity to Work-Related Travel: Downtown Topeka is a key business district, making it ideal for professionals working in the city. The area is well-connected and close to major employers and work-related travel hubs.

X-Factor: The unique energy and vibrancy of downtown Topeka, combined with its rich history and cultural significance, make it an exceptional place to live and invest. The ongoing revitalization projects further enhance its appeal.

Conclusion

Shawnee County, KS, offers a diverse range of neighborhoods, each with unique characteristics that can influence the investment potential of rental properties. From the historic charm of Westboro and Potwin Place to the vibrant energy of downtown Topeka and the scenic beauty of Lake Sherwood, there is something for every investor. By carefully considering the convenience, tourist attractions, activities, home prices, return on investment, proximity to work-related travel, and the unique 'x-factor' of each area, investors can make informed decisions to unlock the full potential of their rental property investments in Shawnee County.