1125 Santa Fe St · Atchison, KS 66002

$175,000

4 bd · 2.0 ba · 1,940 sqft · MultiFamily public records · 83 Days on market

Built 1925 5,227 sqft lot ↓ 12% 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1925

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer; Individual water heaters; Individual heating and air; Other utilities
• Home design: Duplex (residential income property)
• Construction: Brick construction; Composition roof; Has basement; Property age: 101+ years
• Exterior features: Lot approximately 5,227 square feet (public records)

Interior

• Bedrooms: One unit with 2 bedrooms; One unit with 1 bedroom
• Heating & cooling: Forced air heating; Electric cooling and window unit(s)
• Interior features: Separate heating and cooling systems for individual units

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.7% 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: 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 12 units permitted in Atchison County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 83 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.1%
• Equity multiple: 0.78×
• Total profit: $-11,019
• Equity at exit: $26,093

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $12,811
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$918
• Tax from tax record: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $272

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 80%

Sensitivity live

Price	-10% $371	-5% $321	+0% $272	+5% $222	+10% $173
Rent	-10% $124	-5% $198	+0% $272	+5% $346	+10% $420
Rate	-1.0pp $360	-0.5pp $316	base $272	+0.5pp $226	+1.0pp $180

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	21d	1	0.08mi
917 Kansas Ave Atchison, KS	4.0	2.0	2038	$1,800	$0.88	13d	1	0.33mi
625 St Atchison, KS	3.0	2.0	1360	$1,250	$0.92	14d	1	0.56mi
519 Commercial St Atchison, KS	3.0	2.0	2300	$2,400	$1.04	46d	1	0.67mi
928 S 6th St Atchison, KS	3.0	1.5	1439	$1,900	$1.32	46d	1	1.11mi

Listing history 20 events

1. 2026-06-22
   days on market $175,000 Active 83 DOM
2. 2026-06-21
   days on market $175,000 Active 82 DOM
3. 2026-06-18
   days on market $175,000 Active 79 DOM
4. 2026-06-17
   days on market $175,000 Active 78 DOM
5. 2026-06-16
   days on market $175,000 Active 77 DOM
6. 2026-06-15
   days on market $175,000 Active 76 DOM
7. 2026-06-13
   days on market $175,000 Active 74 DOM
8. 2026-06-13
   pricedays on market $175,000 Active 73 DOM
9. 2026-06-09
   days on market $190,000 Active 70 DOM
10. 2026-06-08
    days on market $190,000 Active 69 DOM
11. 2026-06-07
    days on market $190,000 Active 68 DOM
12. 2026-06-05
    days on market $190,000 Active 65 DOM
13. 2026-06-03
    days on market $190,000 Active 64 DOM
14. 2026-06-02
    days on market $190,000 Active 63 DOM
15. 2026-06-01
    days on market $190,000 Active 62 DOM
16. 2026-05-31
    days on market $190,000 Active 61 DOM
17. 2026-05-16
    price $190,000
18. 2026-05-02
    price $205,000
19. 2026-04-01
    listed $215,000 Active
20. 2026-03-09
    historical $215,000

ⓘ 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: $2,625 · $219/mo
• Projected year-2 tax: $2,625 · $219/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,499
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,091
• Taxable income: $505
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $3,140/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

-11.6% since first listed

4 events — show timeline

• 2026-05-16 Price Changed $190,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Price Changed $205,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Listed $215,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-09 Coming Soon $215,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2025): $2,625 · +6.7% YoY. Source: county tax records.