1019 Kansas Ave · Atchison, KS 66002

$139,000

2 bd · 1.5 ba · 1,700 sqft · SingleFamily public records · 233 Days on market

Built 1900 6,098 sqft lot Est $177k · 21% under ↓ 13% since listing

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Why this score? — see what drove the C+ 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• Other: Listed by Gateway Real Estate & Auction

Exterior

• Parking: Detached carport; Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Frame construction; Composition roof; Above-grade finished area about 1,700 (per public records); Orientated on Kansas Ave (property on right from Kansas Ave)
• Construction: Frame construction; Composition roof; More than 100 years old
• Exterior features: Lot approximately 6,098 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Unfinished partial basement; Two-story floor plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 6.8% in Atchison — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D, employment D, amenities 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.
• Market conditions: 77 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $961 of loan paydown is wiped out by about $4k 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

• It's been on market 233 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.10% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $176,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 N 10th St	0.06mi	3/1.5 (+1)	1,728 (+2%)	3mo	$65,000	$38	87
1207 Atchison St	0.26mi	3/1.0 (+1)	1,619 (-5%)	2mo	$168,500	$104	71
1121 Kansas Ave	0.14mi	3/2.0 (+1)	1,590 (-6%)	11mo	$165,000	$104	67
219 N 12th St	0.20mi	3/1.5 (+1)	1,521 (-10%)	2mo	$219,000	$144	66
1014 Ann St	0.75mi	1/1.0 (-1)	1,728 (+2%)	1mo	$99,000	$57	55
915 N 9th St	0.57mi	3/1.0 (+1)	1,808 (+6%)	3mo	$225,000	$124	53
413 N 7th St	0.38mi	3/2.5 (+1)	1,558 (-8%)	10mo	$109,000	$70	51
1407 Commercial St	0.41mi	3/1.5 (+1)	1,527 (-10%)	11mo	$127,000	$83	49
401 Parallel St	0.60mi	3/2.5 (+1)	1,804 (+6%)	12mo	$227,800	$126	43
417 S 5th St	0.61mi	3/2.0 (+1)	1,493 (-12%)	6mo	$208,000	$139	39
811 N 6th St	0.63mi	3/2.0 (+1)	1,536 (-10%)	11mo	$185,000	$120	38
411 N 3rd St	0.65mi	3/2.0 (+1)	1,935 (+14%)	12mo	$162,000	$84	29

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,704
• Equity at exit: $20,725

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $12,461
• Equity at exit: $12,018

Cash invested: $38,920 (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: 77
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$187 /mo · $2,238/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $232

Break-even live

Break-even rent $1,232

Max offer price $139,000

Occupancy floor 80%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Santa Fe St Atchison, KS	3.0	1.0	1552	$1,600	$1.03	19d	1	0.25mi
625 St Atchison, KS	3.0	2.0	1360	$1,250	$0.92	11d	1	0.38mi
928 S 6th St Atchison, KS	3.0	1.5	1439	$1,900	$1.32	43d	1	0.88mi

Listing history 18 events

1. 2026-06-18
   days on market $139,000 Active 233 DOM
2. 2026-06-17
   days on market $139,000 Active 232 DOM
3. 2026-06-16
   days on market $139,000 Active 231 DOM
4. 2026-06-15
   days on market $139,000 Active 230 DOM
5. 2026-06-13
   days on market $139,000 Active 228 DOM
6. 2026-06-13
   days on market $139,000 Active 227 DOM
7. 2026-06-09
   days on market $139,000 Active 224 DOM
8. 2026-06-08
   days on market $139,000 Active 223 DOM
9. 2026-06-07
   days on market $139,000 Active 222 DOM
10. 2026-06-05
    days on market $139,000 Active 219 DOM
11. 2026-06-03
    days on market $139,000 Active 218 DOM
12. 2026-06-02
    days on market $139,000 Active 217 DOM
13. 2026-06-01
    days on market $139,000 Active 216 DOM
14. 2026-05-31
    days on market $139,000 Active 215 DOM
15. 2026-05-15
    price $139,000
16. 2026-04-17
    price $149,000
17. 2025-10-29
    listed $160,000 Active
18. 2025-09-30
    historical $160,000

ⓘ 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: $2,238 · $187/mo
• Projected year-2 tax: $2,238 · $187/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 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: $18,313
• − Mortgage interest: −$7,786
• − Property taxes: −$2,238
• − Insurance: −$695
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$4,044
• Taxable income: $619
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $2,638/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

-13.1% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $139,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $149,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-29 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-30 Coming Soon $160,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $2,238 · +7.4% YoY. Source: county tax records.