706 Mound St · Atchison, KS 66002

$179,800

3 bd · 1.5 ba · 1,421 sqft · SingleFamily public records

Built 1920 Est $155k · 16% over

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Why this score? — see what drove the F 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 +10.8/30.0
• Livability +3.3/5.0
• DSCR +3.1/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 1920s 1.5-story residence is situated just a few blocks from the college. The front of the property features an inviting porch with a wood slat ceiling and a porch swing. The interior boasts hard wood floors and detailing, along with a breakfast area adjacent to the kitchen that opens onto the deck. The main floor comprises two bedrooms, a living room, a formal dining room, and a full bath. The third bedroom and additional storage space are located on the upper level. The partially finished basement offers a family room, a study or potential fourth bedroom, a bathroom and laundry room. Additionally, there is off-street parking available at the rear of the property, accessible via the alley.

Key facts

• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-81 ($-973/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (20.8% below list).
• Recommended offer: $142k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#268 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute F.
• Atchison Public Schools (town): math 18% / reading 25% proficiency, ranked #154 of 169 in KS (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Atchison Elementary School (math 21% / reading 29%, grade F, #537 of 684 statewide, top 79%, 703 students, 68% FRL); Atchison Middle School (math 18% / reading 21%, grade F, #152 of 219 statewide, top 72%, 313 students, 65% FRL); Atchison High School (math 12% / reading 22%, grade F, #235 of 327 statewide, top 74%, 429 students, 56% FRL).
• Market conditions: 79 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 12 units permitted in Atchison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Atchison County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,370 (20.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $154,889
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 N 6th St	0.09mi	3/2.0	1,536 (+8%)	11mo	$185,000	$120	71
1205 Mound Dr	0.54mi	3/1.0	1,408 (-1%)	2mo	$185,000	$131	70
1013 N 4th St	0.27mi	2/2.0 (-1)	1,462 (+3%)	13mo	$210,000	$144	65
929 N 7th St	0.10mi	2/1.0 (-1)	1,212 (-15%)	3mo	$60,000	$50	61
921 N 6th St	0.11mi	4/2.0 (+1)	1,604 (+13%)	6mo	$175,000	$109	61
1134 Atchison St	0.61mi	3/2.0	1,403 (-1%)	10mo	$95,000	$68	60
413 N 7th St	0.32mi	3/2.5	1,558 (+10%)	10mo	$109,000	$70	57
219 N 12th St	0.69mi	3/1.5	1,521 (+7%)	2mo	$219,000	$144	54
915 Kansas Ave	0.53mi	2/1.0 (-1)	1,346 (-5%)	7mo	$117,500	$87	53
1207 Atchison St	0.65mi	3/1.0	1,619 (+14%)	2mo	$168,500	$104	43
1408 Oak St	0.62mi	3/2.0	1,232 (-13%)	8mo	$218,000	$177	40
1121 Kansas Ave	0.68mi	3/2.0	1,590 (+12%)	11mo	$165,000	$104	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-34,303
• Equity at exit: $26,809

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-36,528
• Equity at exit: $15,546

Cash invested: $50,344 (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 66002

• Active inventory: 79
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$943
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-81

Break-even live

Break-even rent $1,526

Max offer price $165,469

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-30	+0% $-81	+5% $-132	+10% $-183
Rent	-10% $-194	-5% $-137	+0% $-81	+5% $-25	+10% $31
Rate	-1.0pp $9	-0.5pp $-35	base $-81	+0.5pp $-128	+1.0pp $-175

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: $44,950
• Closing costs: $5,394
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 N 7th St Unit 414 Atchison, KS	2.0	1.0	950	$900	$0.95	0d	1	0.29mi
625 St Atchison, KS	3.0	2.0	1360	$1,250	$0.92	14d	1	0.32mi
321 N 4th St Atchison, KS	2.0	1.0	920	$1,000	$1.09	26d	1	0.41mi
1208 Santa Fe St Atchison, KS	3.0	1.0	1552	$1,600	$1.03	21d	1	0.70mi
1322 N 17th St Atchison, KS	2.0	1.0	920	$925	$1.01	10d	7	1.22mi
928 S 6th St Atchison, KS	3.0	1.5	1439	$1,900	$1.32	46d	1	1.26mi

Listing history 5 events

1. 2026-05-26
   listed $179,800
2. 2025-06-27
   soldstatus Closed 713-char remark

   Show marketing remark (713 chars)

   This charming 1920s 1.5-story residence is situated just a few blocks from the college. The front of the property features an inviting porch with a wood slat ceiling and a porch swing. The interior boasts hard wood floors and detailing, along with a breakfast area adjacent to the kitchen that opens onto the deck. The main floor comprises two bedrooms, a living room, a formal dining room, and a full bath. The third bedroom and additional storage space are located on the upper level. The partially finished basement offers a family room, a study or potential fourth bedroom, a bathroom and laundry room. Additionally, there is off-street parking available at the rear of the property, accessible via the alley.

3. 2025-06-13
   status Pending 713-char remark

   Show marketing remark (713 chars)

   This charming 1920s 1.5-story residence is situated just a few blocks from the college. The front of the property features an inviting porch with a wood slat ceiling and a porch swing. The interior boasts hard wood floors and detailing, along with a breakfast area adjacent to the kitchen that opens onto the deck. The main floor comprises two bedrooms, a living room, a formal dining room, and a full bath. The third bedroom and additional storage space are located on the upper level. The partially finished basement offers a family room, a study or potential fourth bedroom, a bathroom and laundry room. Additionally, there is off-street parking available at the rear of the property, accessible via the alley.

4. 2025-06-09
   listed $150,000 Active 713-char remark

   Show marketing remark (713 chars)

   This charming 1920s 1.5-story residence is situated just a few blocks from the college. The front of the property features an inviting porch with a wood slat ceiling and a porch swing. The interior boasts hard wood floors and detailing, along with a breakfast area adjacent to the kitchen that opens onto the deck. The main floor comprises two bedrooms, a living room, a formal dining room, and a full bath. The third bedroom and additional storage space are located on the upper level. The partially finished basement offers a family room, a study or potential fourth bedroom, a bathroom and laundry room. Additionally, there is off-street parking available at the rear of the property, accessible via the alley.

5. 2022-02-03
   price $800

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $2,535 · $211/mo
• Expected delta: +$279/yr (+$23/mo · 12.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,084
• − Mortgage interest: −$10,072
• − Property taxes: −$2,256
• − Insurance: −$899
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$5,231
• Taxable loss: −$4,107
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $12/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: Atchison Public Schools
• NCES district ID: 2003540
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $43,220
• Composite: 18.48/100
• National rank: #8922
• State rank: #154 of 169 in KS

Livability — Atchison

• Score: 66/100
• State rank: #268
• US rank: #12122

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D Housing A+ Health & safety B User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atchison, KS
• County: Atchison County · 13,276 people
• City population: 13,276
• Metro: Atchison, KS
• Population (ZIP): 13,276
• Household income: $61,364
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 228.0

Population outlook (Atchison County) Hauer SSP2

• Today (2025): 16,056 people
• By 2030: 15,610 · -2.8%
• By 2040: 14,691 · -8.5%
• By 2050: 13,856 · -13.7%
• By 2075: 12,402 · -22.8%
• By 2100: 10,883 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Atchison

• 2024 margin: Solid R (+37.4) · D 30.3% · R 67.7% · Other 2.0%
• 2008→2024 swing: -29.7pp toward R · 2008: -7.7pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+34.4 2016: R+31.8 2012: R+20.8 2008: R+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -252.16%
• Current HPI: 192.1037
• Rent YoY: —
• Metro: Atchison, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+19.9% since first listed

5 events — show timeline

• 2026-05-26 Listed $179,800 FSBO.com
• 2025-06-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-06-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-06-09 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2022-02-03 Price Changed $800 RENT.

Property tax history

+5.2%/yr

Latest (2025): $2,256 · +9.5% YoY. Source: county tax records.