1105 Commercial St · Atchison, KS 66002

$89,000

3 bd · 1.5 ba · 1,304 sqft · SingleFamily public records · 19 Days on market

Built 1890 5,702 sqft lot Est $140k · 36% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

• 5,702 sq ft lot
• Built 1890
• Listed 18 days

Property features AI

Finance

• Financial info: Tax annual amount reported

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer; Above-grade living area reported as 1,287 (public records)
• Home design: Single family residence; 1.5-story layout; Residential property
• Construction: Frame construction; Composition roof; About 101+ years old
• Exterior features: Porch; City lot (approx. 38 x 150)

Interior

• Kitchen: Kitchen on first level
• Bedrooms: 3 bedrooms (all on second level: Bedroom 2 and Bedroom 3 listed on second level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Electric cooling and window unit(s)
• Interior features: Formal dining area; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 6.8% 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: 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 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 20d on market — plan ~3-4 weeks tenant-placement turnaround); 12 units permitted in Atchison County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $615 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.73% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.78%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $139,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 Kansas Ave	0.22mi	2/1.0 (-1)	1,346 (+3%)	7mo	$117,500	$87	72
1134 Atchison St	0.20mi	3/2.0	1,403 (+8%)	10mo	$95,000	$68	68
808 Ann St	0.51mi	3/1.0	1,258 (-4%)	1mo	$134,900	$107	68
1512 Atchison St	0.50mi	2/1.0 (-1)	1,296 (-1%)	6mo	$84,500	$65	63
1517 Commercial St	0.47mi	2/1.5 (-1)	1,255 (-4%)	9mo	$78,000	$62	59
1516 Santa Fe St	0.50mi	3/1.0	1,410 (+8%)	3mo	$45,000	$32	59
1314 Julia St	0.49mi	3/1.0	1,426 (+9%)	4mo	$65,000	$46	56
1612 Commercial St	0.58mi	3/2.0	1,363 (+4%)	8mo	$160,000	$117	56
1205 Mound Dr	0.62mi	3/1.0	1,408 (+8%)	2mo	$185,000	$131	55
614 S 7th St	0.64mi	3/1.0	1,229 (-6%)	5mo	$140,000	$114	54
1423 Unity St	0.71mi	3/1.0	1,197 (-8%)	2mo	$182,000	$152	50
417 S 5th St	0.64mi	3/2.0	1,493 (+14%)	6mo	$208,000	$139	39

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: 23.1%
• Equity multiple: 1.95×
• Total profit: $23,676
• Equity at exit: $13,270

10-year hold

• IRR: 31.1%
• Equity multiple: 3.80×
• Total profit: $69,749
• Equity at exit: $7,695

Cash invested: $24,920 (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: 79
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$467
• Tax from tax record: −$117 /mo · $1,405/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $598

Break-even live

Break-even rent $786

Max offer price $89,000

Occupancy floor 56%

Sensitivity live

Price	-10% $648	-5% $623	+0% $598	+5% $573	+10% $547
Rent	-10% $476	-5% $537	+0% $598	+5% $659	+10% $720
Rate	-1.0pp $643	-0.5pp $620	base $598	+0.5pp $575	+1.0pp $551

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	20d	1	0.19mi
625 St Atchison, KS	3.0	2.0	1360	$1,250	$0.92	13d	1	0.50mi
414 N 7th St Unit 414 Atchison, KS	2.0	1.0	950	$900	$0.95	2d	1	0.52mi
321 N 4th St Atchison, KS	2.0	1.0	920	$1,000	$1.09	24d	1	0.67mi
928 S 6th St Atchison, KS	3.0	1.5	1439	$1,900	$1.32	44d	1	0.88mi
1322 N 17th St Atchison, KS	2.0	1.0	920	$925	$1.01	8d	7	1.28mi

Listing history 13 events

1. 2026-06-21
   days on market $89,000 Active 19 DOM
2. 2026-06-18
   days on market $89,000 Active 16 DOM
3. 2026-06-17
   days on market $89,000 Active 15 DOM
4. 2026-06-16
   days on market $89,000 Active 14 DOM
5. 2026-06-15
   days on market $89,000 Active 13 DOM
6. 2026-06-13
   days on market $89,000 Active 11 DOM
7. 2026-06-13
   days on market $89,000 Active 10 DOM
8. 2026-06-09
   days on market $89,000 Active 7 DOM
9. 2026-06-08
   days on market $89,000 Active 6 DOM
10. 2026-06-07
    days on market $89,000 Active 5 DOM
11. 2026-06-05
    days on market $89,000 Active 2 DOM
12. 2026-06-03
    status $89,000 Active 1 DOM
13. 2026-06-02
    listed $89,000 Coming Soon 1 DOM

ⓘ 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: $1,405 · $117/mo
• Projected year-2 tax: $1,405 · $117/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: $18,512
• − Mortgage interest: −$4,985
• − Property taxes: −$1,405
• − Insurance: −$445
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$2,589
• Taxable income: $6,125
• Est. tax owed @ 24.0%: −$1,470
• After-tax cash flow: $5,703/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

+17.1% since first listed

3 events — show timeline

• 2026-06-01 Coming Soon $89,000 Heartland MLS as Distributed by MLS Grid
• 2010-08-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-02-22 Listed $76,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $1,405 · +12.5% YoY. Source: county tax records.