1400 Santa Fe St · Atchison, KS 66041

$134,500

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 3 Days on market

Built 1920 6,098 sqft lot Est $133k · at est.

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Why this score? — see what drove the D- 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 +9.6/30.0
• Appreciation +7.6/10.0
• ARV discount +6.9/15.0
• Livability +3.3/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.8/10.0

Key facts

• Tile floor
• Corner fenced lot
• 6,098 sq ft lot

Tags

• CORNER FENCED LOT
• LARGE LIVING DINING COMBO
• TILE FLOOR
• FULL WALK OUT BASEMENT
• PATIO OUTSIDE WALK OUT DOOR
• CHAIN LINK FENCED LOT

Property features AI

Finance

• Other: Living area reported as 1,748 (source: public records)
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Bungalow floor plan; Residential property
• Construction: Frame construction; Composition roof; Full basement with inside entrance and walk-out access; Approximately 101+ years old
• Exterior features: Patio; Porch; Metal fencing; Shed(s); City lot; Corner lot (50 x 120)

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Freezer
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window unit(s) for cooling
• Interior features: Ceiling fan(s); Pantry; Liv/Dining combo
• Laundry & utility: Washer; Dryer (laundry located in basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (29.6% below list).
• Recommended offer: $95k (29.6% below list) — sets the bar for 1% rule.

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: 1 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 12 units permitted in Atchison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($930 loan paydown + $7k appreciation (5.2% local appreciation)).
• Atchison County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,706 (29.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $132,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1510 Atchison St	0.16mi	2/1.0	780 (-12%)	4mo	$70,000	$90	69
1425 Unity St	0.58mi	2/1.0	910 (+3%)	4mo	$168,500	$185	64
1209 Guthrie Cir	0.22mi	2/1.0	792 (-10%)	12mo	$120,000	$152	63
1124 Riley St	0.47mi	2/1.0	870 (-2%)	16mo	$124,500	$143	63
1038 Kearney St	0.46mi	1/1.0 (-1)	832 (-6%)	4mo	$55,000	$66	60
907 George St	0.65mi	2/1.0	936 (+6%)	1mo	$140,000	$150	59
1037 Laramie St	0.44mi	2/1.0	999 (+13%)	3mo	$55,000	$55	56
1129 Riley St	0.47mi	2/1.0	768 (-13%)	6mo	$180,000	$234	52
1123 Mound St	0.53mi	3/1.0 (+1)	912 (+3%)	17mo	$80,000	$88	51
613 N 10th St	0.51mi	1/1.0 (-1)	824 (-7%)	14mo	$39,900	$48	48
1227 Mound Dr	0.44mi	3/1.5 (+1)	980 (+11%)	12mo	$149,900	$153	44
1221 Mound Dr	0.46mi	3/2.0 (+1)	980 (+11%)	14mo	$192,500	$196	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.71×
• Total profit: $26,728
• Equity at exit: $77,860

10-year hold

• IRR: 12.2%
• Equity multiple: 3.26×
• Total profit: $85,032
• Equity at exit: $135,752

Cash invested: $37,660 (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 66041

• Home prices YoY: 2.7%
• Active inventory: 1
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $947 high
• Mortgage (P&I): −$705
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $-91

Break-even live

Break-even rent $1,062

Max offer price $118,488

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-53	+0% $-91	+5% $-129	+10% $-167
Rent	-10% $-165	-5% $-128	+0% $-91	+5% $-53	+10% $-16
Rate	-1.0pp $-23	-0.5pp $-56	base $-91	+0.5pp $-125	+1.0pp $-161

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 N 7th St Unit 414 Atchison, KS	2.0	1.0	950	$900	$0.95	3d	1	0.78mi
416 N 7th St Atchison, KS	1.0	1.0	850	$750	$0.88	3d	1	0.78mi
321 N 4th St Atchison, KS	2.0	1.0	920	$1,000	$1.09	24d	1	0.96mi
1322 N 17th St Atchison, KS	2.0	1.0	920	$925	$1.01	8d	7	1.02mi
413 T St Atchison, KS	1.0	1.0	700	$1,400	$2.00	45d	1	1.21mi
814 S 4th St Unit 2 Atchison, KS	1.0	1.0	680	$900	$1.32	45d	1	1.22mi

Listing history 2 events

1. 2026-06-21
   days on market $134,500 Active 3 DOM
2. 2026-06-19
   listed $134,500 Active 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: $929 · $77/mo
• Projected year-2 tax: $1,896 · $158/mo
• Expected delta: +$967/yr (+$81/mo · 104.1%)

ⓘ 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: $11,365
• − Mortgage interest: −$7,534
• − Property taxes: −$929
• − Insurance: −$672
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$3,913
• Taxable loss: −$3,502
• Est. tax savings @ 24.0%: +$841
• After-tax cash flow: $-247/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
• City population: 13,276
• Population (ZIP): 820

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 (98%)
• Race & ethnicity: White 98%
• Common ancestry: Lithuanian 2% Portuguese 1% Italian 1%

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: ▲ 5.20%
• Current HPI: 198.7529
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-18 Listed $134,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $929 · +8.6% YoY. Source: county tax records.