Fwd: Sentinel Spotlight January 28, 2026

Henry McClure  
785.383.9994
sent from mobile 📱
time kills deals

---------- Forwarded message ---------
From: The Sentinel Team <news@sentinelksmo.org>
Date: Wed, Jan 28, 2026, 11:24 AM
Subject: Sentinel Spotlight January 28, 2026
To: Henry <mcre13@gmail.com>

View this email in your browser School funding almost $19,000 per student, cash reserves hit $1.33 billion, enrollment declines, and employment increases Data from the Kansas Department of Education shows school funding for the 2024-25 school year set another record at $8.65 billion, averaging $18,858 per student. The average doesn't tell the whole story, however. USD 326 Logan spent the most at $84,396 per student with just 113 kids enrolled; that includes capital expenditures of $58,766 per student. USD 334 Southern Cloud, with only 57 kids enrolled, spent $47,194 per student. Another 126 districts spent more than $20,000 per student. As student achievement declines, report shows NEA funnels millions to social justice causes, supports anti-ICE protest An investigation by a nonpartisan watchdog group has uncovered millions of dollars in union funds spent by the National Education Association (NEA) on far-left activist groups, social justice organizations, and liberal ballot initiatives across the country. On January 23rd, the NEA is sponsoring an anti-ICE protest in schools. Former Emporia State professor awarded more than $5 million in religious discrimination lawsuit A former Emporia State University professor has won his religious discrimination lawsuit against the university. A Lyon County jury earlier this week awarded Dr. Dusti Howell $5,181,344.55 in compensatory and punitive damages, finding the university violated Howell's rights under the Kansas Preservation of Religious Freedom act and the Kansas Act Against Discrimination as well as Federal Title VII protections. Lt. Governor Toland won't assure Kansans they won't see tax increases from Chiefs stadium deal Lt. Governor David Toland, who in his dual role as state Commerce Secretary was the architect of the STAR Bonds deal bringing the Chiefs to Kansas, refused to rule out a future tax increase as a result of the arrangement. In an interview with Fox 4 in Kansas City, Toland said the deal answered questions about the Chiefs' future... Cellphone ban bill threatened by private school provisions School cellphone ban legislation is potentially on shaky ground over provisions that would apply to private schools. Senate Bill 302 would require school districts and accredited nonpublic schools to prohibit the use of personal electronic communication devices during instructional time and prohibit any employee of a school district or accredited nonpublic school from using social media to directly communicate with any student for official school purposes. We need your help to stay on the beat! The Sentinel is a non-profit and depends solely upon the generosity of readers like you to keep media and government in line. If you can help, we'd sure appreciate it! If you are aware of a government statement or media report (in Kansas or Missouri) that you believe to be inaccurate, biased, or lacking pertinent information, we want to hear from you!   As always, we hope you'll share the weekly newsletter with your friends and family and encourage them to be regular readers. And don't forget to follow us on Facebook and Twitter using the buttons below! The Sentinel Team Privacy Policy You are receiving this email because you opted in via our website. News@SentinelKSMO.ORG Overland Park, KS | 66213 US Want to change how you receive these emails? You can update your preferences or unsubscribe from this list.

It can happen again

https://www.instagram.com/reel/DSsSZFBDQVr/?igsh=Ynp3NHF3eWc2ODI4

Henry McClure  
785.383.9994
sent from mobile 📱
time kills deals

That's why

Real estate offers rich investors superior, tax-advantaged wealth preservation through leverage, tangible asset control, and consistent cash flow, creating a robust hedge against inflation that the stock market cannot match. Unlike volatile stocks, property allows for 1031 exchanges to defer capital gains and provides steady, long-term appreciation. [1, 2, 3, 4, 5]  

Here is how to structure the conversation: 

1. The Leverage Multiplier (The "OPM" Argument) 

• The Pitch: "Stock market investments usually require 100% of the cash up front. Real estate allows you to use 20-25% of your money (leverage) to control 100% of an asset's appreciation". 

• Example: If a $1M property goes up 5%, you made $50k. If you only put $200k down, that $50k gain on a $200k investment is a 25% return, not just 5%. [7, 8, 9, 10]  

2. Tax Shielding and Wealth Preservation 

• The Pitch: "Stocks are taxed heavily on dividends and capital gains. Real estate offers depreciation (a non-cash expense that lowers taxable income), mortgage interest deductions, and the ability to use 1031 exchanges to defer taxes entirely when trading up". 

• The Angle: It's not just what you make, it's what you keep. [4, 5, 11, 12]  

3. Tangible Stability vs. Volatility 

• The Pitch: "You can't live in a stock certificate. Real estate is a physical, income-producing asset that acts as a hedge against inflation—rents rise when inflation rises". 

• The Angle: It provides consistent cash flow (income) rather than relying solely on capital appreciation. [1, 2, 3, 13, 14]  

4. The "90% of Millionaires" Fact 

• The Pitch: "Historically, 90% of millionaires own real estate. It is the preferred method for long-term wealth preservation and wealth transfer to heirs". [1, 15, 16, 17, 18]  

Summary Table of Advantages 

| Feature [1, 5, 7, 13, 19] | Real Estate | Stock Market |

| --- | --- | --- |

| Leverage | High (5:1 or 4:1) | Low/Margin risks |

| Tax Benefits | High (Depreciation, 1031) | Low (Capital gains) |

| Volatility | Low (Tangible Asset) | High |

| Income | Consistent Cash Flow | Dividends (Variable) |

AI responses may include mistakes.

[1] https://www.realbricks.com/articles/90-of-millionaires-own-real-estate

[2] https://paladinrealty.com/resources/10-reasons-to-invest-in-real-estate/

[3] https://www.sunpro.realty/real-estate-vs-stock-market

[4] https://www.investopedia.com/articles/mortgages-real-estate/11/key-reasons-invest-real-estate.asp

[5] https://www.nerdwallet.com/investing/learn/real-estate-vs-stocks-which-is-the-better-investment

[6] https://www.stessa.com/blog/low-interest-rate-environment/

[7] https://moneyguy.com/article/stock-market-vs-real-estate-where-should-your-wealth-be-allocated/

[8] https://www.remaxwealth.com/insights/real-estate-investing-vs-stock-market-which-is-a-better-investment-for-canadians

[9] https://www.linkedin.com/pulse/rental-properties-worth-thomas-kopelman-3geoc

[10] https://allviewrealestate.com/how-to-finance-an-investment-property-with-leverage/

[11] https://www.investopedia.com/ask/answers/052015/which-has-performed-better-historically-stock-market-or-real-estate.asp

[12] https://www.instagram.com/p/DQxfRfrjMAa/

[13] https://www.rocketmortgage.com/learn/benefits-of-real-estate-investing

[14] https://estates61.com/en/469/the_smart_financial_choice_why_buying_an_affordable_home_beats_renting_in_2025

[15] https://www.realestateinvestorgoddesses.com/blog/7-reasons-you-should-be-investing-in-real-estate

[16] https://ca.finance.yahoo.com/news/warren-buffett-buy-hold-real-122000704.html

[17] https://www.renterswarehouse.com/education/real-estate-vs-stocks-why-real-estate-investment-is-a-safer-and-more-profitable-option

[18] https://blog.massmutual.com/retiring-investing/real-estate-wealth-transfer

[19] https://www.raisin.com/en-us/investing/real-estate-vs-stocks/

Henry McClure  
785.383.9994
sent from mobile 📱
time kills deals

Deals

Multifamily cap rates in the U.S. generally averaged between 5.7% and 6.1% as of late 2024 to early 2025, reflecting a period of relative stability after previous increases. While top-tier Class A assets often trade around 5%, Class B properties typically range from 5.5% to 7%, with higher cap rates found in riskier, non-prime markets. [1, 2, 3, 4]  

Key Takeaways on Nationwide Multifamily Cap Rates: 

• Average Range: The nationwide average generally hovers around 5.7%–5.9% for many multifamily deals. 

• Market Segmentation: Class A properties often trade at lower cap rates (~4.74%–5%), while Class B/C assets often fall between 5% and 7%+. 

• Recent Trends: Cap rates have shown stability recently, though some reports indicate slight compression (down 7 basis points in early 2025) while others suggest a slight uptick from 2024 levels. 

• Regional Variation: Major city centers often see lower cap rates (4%–6%), while secondary and tertiary markets frequently see higher rates. [1, 2, 4, 5, 6, 7, 8]  

Factors Influencing Rates: 

• Interest Rates: As borrowing costs rise, cap rates generally increase (investors demand higher returns). 

• Location: Assets in primary markets generally command lower cap rates than those in secondary or tertiary markets. 

• Property Class: Class A (new, prime location) offers lower, safer returns, while Class C (older, value-add) carries higher risk and higher potential cap rates. [4, 5, 9, 10]  

AI responses may include mistakes.

[1] https://www.credaily.com/briefs/multifamily-cap-rates-expected-to-fall-in-2026/

[2] https://www.matthews.com/market_insights/2025-cap-rate-recap

[3] https://www.jpmorgan.com/insights/real-estate/commercial-term-lending/cap-rates-explained

[4] https://batchdata.io/blog/multifamily-cap-rates

[5] https://cred-iq.com/blog/2025/02/21/cap-rate-trends-are-steadily-increasing/

[6] https://www.mrisoftware.com/blog/multifamily-cap-rates-explained/

[7] https://apartmentloanstore.com/glossary/cap-rate

[8] https://stancerealestate.com/what-is-a-good-cap-rate-for-commercial-real-estate/

[9] https://aeiconsultants.com/cap-rates-101-why-they-matter-in-cre-investments/

[10] https://www.mrisoftware.com/blog/multifamily-cap-rates-explained/

Henry McClure  
785.383.9994
sent from mobile 📱
time kills deals

Topeka

The "hot" project on South Topeka Boulevard is the Sunflower Crossing development, a new retail and service hub located at the intersection of SW Topeka Boulevard and Kansas Avenue. Developed by BHI Development Inc., this project includes a new QuikTrip, retail boxes, and restaurant space. [1, 2, 3]  

Key Details on Sunflower Crossing: 

• Location: The northwest quadrant of Topeka Boulevard and Kansas Avenue. 

• Components: Featuring a 6,300-square-foot QuikTrip (expected opening Fall 2026), a 3,500-square-foot retail box, and a 6,500-square-foot restaurant/retail space. 

• Significance: It serves as a major, high-traffic "gateway" redevelopment, often referred to as a key area of first impression for visitors entering from the south. 

• Development Type: The site is a Community Improvement District (CID) with added 1% sales tax to fund improvements. [1, 3, 4, 5]  

Other Nearby Activity: 

• 30th & Topeka Blvd: A separate $15M+ redevelopment is planned by Baddis Development Company for the 3200 block, including a Dutch Bros Coffee, which secured a permit in late 2025. 

• White Lakes Area: The former White Lakes Mall area at 3600 SW Topeka Blvd is also being eyed for continued TIF district redevelopment. [5, 6, 7, 8]  

AI responses may include mistakes.

[1] https://www.youtube.com/watch?v=fNjWRVtjwOw

[2] https://www.wibw.com/2025/11/13/city-council-approves-establishment-sunflower-crossing-tif-redevelopment-district-south-topeka/

[3] https://www.wibw.com/2025/12/10/agreement-approved-new-development-south-central-topeka/

[4] https://www.cjonline.com/story/business/2025/08/15/quiktrip-bringing-a-location-to-topeka-in-fall-2026-where-it-will-be/85679615007/

[5] https://www.youtube.com/watch?v=YS7Wca1WNbM

[6] https://www.cjonline.com/story/news/local/2025/06/26/redevelopment-would-bring-topeka-boulevard-more-restaurants-and-retail/84286049007/

[7] https://www.cjonline.com/story/news/local/2022/10/03/topeka-eyes-tif-district-to-spur-development-white-lakes-mall/69520476007/

[8] https://www.cjonline.com/story/business/2025/01/09/these-6-businesses-might-open-their-doors-in-topeka-20-2025/77412436007/

Henry McClure  
785.383.9994
sent from mobile 📱
time kills deals