https://x.com/i/status/1986998192739946660

Henry McClure  
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Look into it

https://www.instagram.com/p/DUG7k0_kpIW/?igsh=NGxia3Qzc2swbW1i

Henry McClure  
785.383.9994
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Google

Based on national averages and municipal budget structures, the salary cost to operate a city of 126,000 people can vary widely depending on the services provided, but generally falls in the range of $100 million to over $200 million annually in total compensation (salaries and benefits). [1, 2]  

Key Takeaways for a 126,000 Population City 

• Total Compensation Per Resident: In many municipal environments, particularly in high-cost or high-service areas (like California cities), per-resident costs for staff can reach $1,000 to $2,000+. 

• Estimated Salary Budget: For a city of 126,000, assuming a moderate per-capita spending of $1,000-$1,500 on total payroll, the annual budget for salaries and benefits would be roughly $126 million to $189 million. 

• Staffing Levels: A city of this size might have a staff ranging from 1,000 to over 2,000 employees depending on whether they operate, for example, their own airports or utilities. 

• Percentage of Budget: Salaries and benefits are usually the largest component of a city's general fund, often exceeding 50-60% of the total budget in many local governments. [3, 4]  

Factors Influencing Cost 

• Benefits (38-44%): Salary costs are not just wages. Benefits (health, pension, retirement) can add 38% or more to base wages, with local government compensation often averaging $52.94 per hour. 

• Service Level: A "full-service" city (police, fire, EMS, water, libraries) requires a much higher salary budget than a city that contracts out those services. 

• Regional Variation: Costs in high-cost-of-living areas (e.g., California) are significantly higher than national averages. [2, 4, 5, 6, 7]  

Disclaimer: These figures are general estimates based on national averages and not specific to any one city. 

AI responses may include mistakes.

[1] https://getbenepass.com/blog/what-is-the-average-cost-of-benefits-per-employee-the-complete-guide

[2] https://www.bls.gov/opub/ted/2020/state-and-local-government-compensation-costs-average-52-94-per-hour-worked-in-september-2020.htm

[3] https://www.cbpp.org/research/some-basic-facts-on-state-and-local-government-workers

[4] https://www.siliconvalley.com/2024/08/23/5-charts-that-show-how-california-cities-spent-37-billion-on-public-employees-last-year/

[5] https://help.liveplan.com/understanding-the-numbers/forecasting-revenue-expenses-direct-costs-personnel/employee-taxes-and-benefits

[6] https://www.bls.gov/news.release/pdf/ecec.pdf

[7] https://finance.yahoo.com/personal-finance/banking/article/cost-of-living-by-state-164246058.html

Henry McClure  
785.383.9994
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time kills deals

Eighty percent of that is salaries

The proposed 2025 operating budget for the City of Topeka, Kansas, includes total planned expenditures of $128 million, marking a 10.2% increase over the 2024 budget of $115 million. This budget, primarily driven by rising personnel costs and contractual services, is part of a 5-year Capital Improvement Plan (CIP) totaling over $562 million for projects. [1, 2, 3]  

Key Budget Details (2025 Proposed): 

• Total Expenditures: $128 million. 

• Key Drivers: Increases in union/non-union wages (+$9.4 million), vehicle requests, and operating costs for Hotel Topeka. 

• Property Tax Relief: The city is maintaining a $300,000 Property Tax Rebate Program. 

• Long-Term Plan: The 2025-2034 Capital Improvement Plan includes $95.1 million for wastewater projects and $22.9 million for public safety. 

• Fiscal Context: The city faced a projected $17 million deficit for the 2026 budget process, prompting a scrutinized hiring process. [1, 2, 3, 4, 5]  

For more detailed information, the city's 2025 Proposed Operating Budget provides a comprehensive breakdown of funds. [1, 6]  

AI responses may include mistakes.

[1] https://cot-wp-uploads.s3.amazonaws.com/wp-content/uploads/finance/Budget/2025+Proposed+Operating+Budget.pdf

[2] https://www.topeka.gov/news_detail_T11_R142.php

[3] https://www.wibw.com/2024/07/30/city-topeka-reveals-proposed-2025-budget/

[4] https://www.cjonline.com/story/news/local/2025/06/04/hotel-topeka-gets-further-city-funding-heres-what-to-know/84011786007/

[5] https://www.wibw.com/2025/03/25/topeka-mayor-city-manager-discuss-fy-2026-budget-process/

[6] https://www.ksnt.com/news/local-news/shawnee-county-finalizes-budget-raises-property-taxes/

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Henry McClure  
785.383.9994
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time kills deals

Topeka

The photos you shared show marketing flyers/brochures (likely from a listing packet or on-site signage) for a **commercial redevelopment project** at **2950 SW Topeka Blvd, Topeka, Kansas**.

This is the former site of the **Meadow Acres Inn** (an older motel/Econo Lodge property, about 65–70 years old, with around 70 rooms). The site is being marketed by **NAI Heartland** (Chad LaSala as the broker) as **pad sites available** for infill development in a busy retail corridor along Topeka Boulevard (with traffic counts over 21,000 vehicles per day). Key highlights from the materials:

- **Location perks**: Excellent visibility from Topeka Blvd, good access with two curb cuts, proximity to major retailers and fast-food chains (e.g., Popeyes, IHOP, Vanderbilts, Dutch Bros Coffee, T-Mobile, Walmart, Chik-fil-A, etc.).

- **Demographics** (1/2/3-mile radii): Population ~7,776 / ~35,088 / ~70,238; Households ~3,081 / ~14,372 / ~30,000+; Median household income ~$50,467 / ~$62,000 / ~$52,000+.

- **Recent nearby additions**: IHOP, Vanderbilts, Watertower, etc., showing active retail growth in the area.

- **Development type**: Infill redevelopment, focused on pad sites (smaller out-parcels ideal for drive-thru/QSR, banks, coffee shops, auto services, etc.). The site is outlined in red on the aerial maps, showing two main pad areas in a larger commercial/trade area.

This ties into broader redevelopment plans reported in Topeka news (from mid-2025 onward):

- The property was targeted for a **$15 million+ project** involving demolition of the old motel to make way for **two quick-service restaurants (QSRs)**, additional retail space, and possibly a national coffee shop, QSR, and auto service provider (as mentioned in TIF/CID applications to the City of Topeka).

- Developer interest came from entities like **30th & Topeka, LLC** (a Batis Development subsidiary) in 2025, with public hearings and approvals progressing through the year (e.g., TIF district setup discussed in June 2025, agreements approved by December 2025 for related south Topeka projects).

- The goal is to revitalize this stretch of SW Topeka Blvd with modern retail/fast-food tenants in a high-traffic corridor.

**NAI Heartland** is listing/marketings the pad sites for lease or sale (likely ground leases or build-to-suit). The brochures link to **nai-heartland.com** and Chad LaSala (updated phone in some listings: +1 913 956 5813; email: chad@nai-heartland.com). This is consistent with their focus on retail/land deals in the Kansas City metro and surrounding areas (Topeka is about 60 miles west of KC).

If you're interested in pursuing one of these pads (e.g., for a business), contact Chad directly—he's a CCIM-designated Partner specializing in retail/tenant rep. The project appears to be in active marketing/redevelopment phase as of late 2025/early 2026, with the old motel likely slated for removal soon if not already underway.

The sign you originally photographed was probably promoting this same (or a very similar) opportunity, and these flyers provide the full site-specific details. Let me know if you'd like help checking for updates on the NAI site or more on Topeka's redevelopment scene!

Henry McClure  
785.383.9994
sent from mobile 📱
time kills deals