108 Westside Dr · Atchison, KS 66002

$219,000

4 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 8 Days on market

Built 1975 9,147 sqft lot

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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 +11.4/30.0
• ARV discount +7.5/15.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Key facts

• 9,147 sq ft lot
• Garage
• Built 1975

Property features AI

Finance

• Other: Not located in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Attached garage with garage door opener (garage faces front); 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Split-entry floor plan; Residential property
• Construction: Brick veneer, vinyl siding, and wood siding exterior; Composition roof; Full concrete basement
• Exterior features: Patio; Wood fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric range
• Bedrooms: 4 bedrooms (including a basement bedroom)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fan(s); Family room on garage level; Office; Kitchen/dining combo
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-76 ($-909/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (17.6% below list).
• Recommended offer: $180k (17.6% 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: 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 35% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $180,378 (17.6% 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 1975 — 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: 0.82% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $138,030
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 Ann St	0.19mi	3/1.0 (-1)	1,258 (-2%)	1mo	$134,900	$107	77
1314 Julia St	0.21mi	3/1.0 (-1)	1,426 (+10%)	4mo	$65,000	$46	60
1612 Commercial St	0.49mi	3/2.0 (-1)	1,363 (+6%)	8mo	$160,000	$117	56
106 N 14th St	0.51mi	3/2.0 (-1)	1,323 (+3%)	20mo	$165,000	$125	50
510 S 18th St	0.38mi	3/1.0 (-1)	1,152 (-11%)	9mo	$189,000	$164	48
1516 Santa Fe St	0.61mi	3/1.0 (-1)	1,410 (+9%)	3mo	$45,000	$32	45
1507 Commercial St	0.49mi	3/2.0 (-1)	1,433 (+11%)	12mo	$125,000	$87	43
1105 Mercury St	0.36mi	3/2.0 (-1)	1,482 (+15%)	22mo	$118,000	$80	36

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-40,293
• Equity at exit: $32,654

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-41,220
• Equity at exit: $18,935

Cash invested: $61,320 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,804 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$261 /mo · $3,132/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-76

Break-even live

Break-even rent $1,900

Max offer price $205,618

Occupancy floor 99%

Sensitivity live

Price	-10% $48	-5% $-14	+0% $-76	+5% $-138	+10% $-200
Rent	-10% $-218	-5% $-147	+0% $-76	+5% $-5	+10% $67
Rate	-1.0pp $35	-0.5pp $-20	base $-76	+0.5pp $-133	+1.0pp $-190

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.68mi
928 S 6th St Atchison, KS	3.0	1.5	1439	$1,900	$1.32	45d	1	0.97mi
625 St Atchison, KS	3.0	2.0	1360	$1,250	$0.92	14d	1	1.13mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $219,000 Pending 8 DOM
2. 2026-06-09
   days on market $219,000 Active 6 DOM
3. 2026-06-08
   days on market $219,000 Active 5 DOM
4. 2026-06-07
   days on market $219,000 Active 4 DOM
5. 2026-06-05
   statusdays on market $219,000 Active 1 DOM
6. 2026-06-03
   days on market $219,000 Coming Soon 6 DOM
7. 2026-06-02
   days on market $219,000 Coming Soon 5 DOM
8. 2026-06-01
   days on market $219,000 Coming Soon 4 DOM
9. 2026-05-31
   days on market $219,000 Coming Soon 3 DOM
10. 2026-05-28
    historical $219,000

ⓘ 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: $3,132 · $261/mo
• Projected year-2 tax: $3,132 · $261/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: $21,645
• − Mortgage interest: −$12,267
• − Property taxes: −$3,132
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$6,371
• Taxable loss: −$4,684
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $215/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

1 event — show timeline

• 2026-05-28 Coming Soon $219,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $3,132 · +15.2% YoY. Source: county tax records.