608 N 2nd St · Atwood, KS 67730

$110,000

3 bd · 1.0 ba · 1,229 sqft · SingleFamily public records · 13 Days on market

Built 1995

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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 +16.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• New garage
• Water heater
• Covered patio

Tags

• UPDATED HVAC
• WATER HEATER
• NEW GARAGE
• CONCRETE DRIVEWAY
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $55 ($665/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (6.1% below list).
• Recommended offer: $103k (6.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#37 in KS, #2,949 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities D-, commute F.
• Rawlins County (rural): math 32% / reading 44% proficiency, ranked #95 of 280 in KS (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 2 units permitted in Rawlins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.1% local appreciation)).
• Rawlins County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $110k implies a 450% gain — meaningful room to come down on a strong offer.

Recommended offer $103,244 (6.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.94% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.57×
• Total profit: $17,471
• Equity at exit: $50,177

10-year hold

• IRR: 12.1%
• Equity multiple: 2.83×
• Total profit: $56,455
• Equity at exit: $77,891

Cash invested: $30,800 (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 67730

• Home prices YoY: 1.8%
• Active inventory: 4
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $55

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 90%

Sensitivity live

Price	-10% $131	-5% $93	+0% $55	+5% $17	+10% $-21
Rent	-10% $-26	-5% $15	+0% $55	+5% $96	+10% $137
Rate	-1.0pp $111	-0.5pp $83	base $55	+0.5pp $27	+1.0pp $-2

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $110,000 Active 13 DOM
2. 2026-06-17
   days on market $110,000 Active 12 DOM
3. 2026-06-16
   days on market $110,000 Active 11 DOM
4. 2026-06-15
   days on market $110,000 Active 10 DOM
5. 2026-06-13
   days on market $110,000 Active 8 DOM
6. 2026-06-12
   days on market $110,000 Active 7 DOM
7. 2026-06-09
   days on market $110,000 Active 4 DOM
8. 2026-06-08
   days on market $110,000 Active 3 DOM
9. 2026-06-07
   listed $110,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,389
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$3,200
• Taxable loss: −$1,155
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $942/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: Rawlins County
• NCES district ID: 2000023
• Math proficiency: 32% ▲ 2.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $44,270
• Composite: 34.77/100
• National rank: #10027
• State rank: #95 of 280 in KS

Livability — Atwood

• Score: 77/100
• State rank: #37
• US rank: #2949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atwood, KS
• Population (ZIP): 1,828

Population outlook (Rawlins County) Hauer SSP2

• Today (2025): 2,587 people
• By 2030: 2,624 · +1.4%
• By 2040: 2,731 · +5.6%
• By 2050: 2,903 · +12.2%
• By 2075: 3,715 · +43.6%
• By 2100: 4,300 · +66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Portuguese 2% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Rawlins

• 2024 margin: Solid R (+72.6) · D 12.5% · R 85.1% · Other 2.4%
• 2008→2024 swing: -9.7pp toward R · 2008: -62.9pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.5 2016: R+72.4 2012: R+72.0 2008: R+62.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.12%
• Current HPI: 176.7457
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+947.6% since first listed

4 events — show timeline

• 2026-06-06 Listed $110,000 FSBO.com
• 1995-06-01 Sold (Public Records) $20,000 Public Records
• 1994-08-01 Sold (Public Records) $10,000 Public Records
• 1985-06-01 Sold (Public Records) $10,500 Public Records