212 N 9th St · Atchison, KS 66002

$130,000

3 bd · 1.0 ba · 1,446 sqft · SingleFamily public records · 245 Days on market

Built 1900 4,356 sqft lot Est $155k · 16% under ↓ 32% since listing

---

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 +24.5/30.0
• ARV discount +14.7/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• 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

• 4,356 sq ft lot
• 4 garage spots
• Built 1900

Property features AI

Finance

• Other: Living area approximately 1,446 (public records); Lot about 4,356 square feet (public records)

Exterior

• Parking: Attached and detached garage space; 4 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2-story floor plan; Facing unknown
• Construction: Brick construction; Composition roof; Approximately 101+ years old
• Exterior features: Patio; Metal fencing; Paved road access

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Finished walk-out basement; Mud room; Formal dining area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 6.7% in Atchison — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 79 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $899 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 245 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $60k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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: 1.13% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $154,722
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 Kansas Ave	0.06mi	2/1.0 (-1)	1,346 (-7%)	7mo	$117,500	$87	75
219 N 12th St	0.38mi	3/1.5	1,521 (+5%)	2mo	$219,000	$144	70
1134 Atchison St	0.34mi	3/2.0	1,403 (-3%)	10mo	$95,000	$68	67
1205 Mound Dr	0.64mi	3/1.0	1,408 (-3%)	2mo	$185,000	$131	64
417 S 5th St	0.49mi	3/2.0	1,493 (+3%)	6mo	$208,000	$139	62
1314 Julia St	0.71mi	3/1.0	1,426 (-1%)	4mo	$65,000	$46	61
1207 Atchison St	0.42mi	3/1.0	1,619 (+12%)	2mo	$168,500	$104	59
614 S 7th St	0.58mi	3/1.0	1,229 (-15%)	5mo	$140,000	$114	44
808 Ann St	0.73mi	3/1.0	1,258 (-13%)	1mo	$134,900	$107	43
921 N 6th St	0.60mi	4/2.0 (+1)	1,604 (+11%)	6mo	$175,000	$109	40
1512 Atchison St	0.73mi	2/1.0 (-1)	1,296 (-10%)	6mo	$84,500	$65	38
1517 Commercial St	0.74mi	2/1.5 (-1)	1,255 (-13%)	9mo	$78,000	$62	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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,017
• Equity at exit: $19,383

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $18,503
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$682
• Tax from tax record: −$154 /mo · $1,854/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $267

Break-even live

Break-even rent $1,127

Max offer price $130,000

Occupancy floor 77%

Sensitivity live

Price	-10% $341	-5% $304	+0% $267	+5% $231	+10% $194
Rent	-10% $152	-5% $210	+0% $267	+5% $325	+10% $383
Rate	-1.0pp $333	-0.5pp $300	base $267	+0.5pp $234	+1.0pp $199

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 St Atchison, KS	3.0	2.0	1360	$1,250	$0.92	13d	1	0.24mi
414 N 7th St Unit 414 Atchison, KS	2.0	1.0	950	$900	$0.95	2d	1	0.27mi
321 N 4th St Atchison, KS	2.0	1.0	920	$1,000	$1.09	24d	1	0.40mi
1208 Santa Fe St Atchison, KS	3.0	1.0	1552	$1,600	$1.03	20d	1	0.40mi
928 S 6th St Atchison, KS	3.0	1.5	1439	$1,900	$1.32	45d	1	0.82mi
1322 N 17th St Atchison, KS	2.0	1.0	920	$925	$1.01	8d	7	1.39mi

Listing history 27 events

1. 2026-06-21
   days on market $130,000 Active 245 DOM
2. 2026-06-18
   days on market $130,000 Active 242 DOM
3. 2026-06-17
   days on market $130,000 Active 241 DOM
4. 2026-06-16
   days on market $130,000 Active 240 DOM
5. 2026-06-15
   days on market $130,000 Active 239 DOM
6. 2026-06-13
   days on market $130,000 Active 237 DOM
7. 2026-06-13
   days on market $130,000 Active 236 DOM
8. 2026-06-09
   days on market $130,000 Active 233 DOM
9. 2026-06-08
   days on market $130,000 Active 232 DOM
10. 2026-06-07
    days on market $130,000 Active 231 DOM
11. 2026-06-05
    days on market $130,000 Active 228 DOM
12. 2026-06-03
    days on market $130,000 Active 227 DOM
13. 2026-06-02
    days on market $130,000 Active 226 DOM
14. 2026-06-01
    days on market $130,000 Active 225 DOM
15. 2026-05-31
    days on market $130,000 Active 224 DOM
16. 2026-05-01
    status Active
17. 2026-04-25
    status Pending
18. 2026-03-27
    status Active
19. 2026-03-18
    status Pending
20. 2026-03-03
    price $130,000
21. 2026-01-02
    status Active
22. 2026-01-02
    price $140,000
23. 2025-12-22
    status Pending
24. 2025-11-28
    price $160,000
25. 2025-10-16
    price $180,000
26. 2025-09-25
    listed $190,000 Active
27. 2025-09-18
    historical $190,000

ⓘ 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: $1,854 · $154/mo
• Projected year-2 tax: $1,854 · $154/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 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: $17,587
• − Mortgage interest: −$7,282
• − Property taxes: −$1,854
• − Insurance: −$650
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$3,782
• Taxable income: $1,205
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $2,920/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

-31.6% since first listed

12 events — show timeline

• 2026-05-01 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-11-28 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $180,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-25 Listed $190,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-18 Coming Soon $190,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $1,854 · +14.5% YoY. Source: county tax records.