830 Unity St · Atchison, KS 66002

$134,999

4 bd · 2.0 ba · 1,085 sqft · SingleFamily public records · 102 Days on market

Built 1912 5,662 sqft lot Est $176k · 23% under

---

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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Listing remarks MLS

Back on the market, no fault of the seller! Welcome to this two-story home that exudes classic charm and warmth. The first level of this home offers a spacious and inviting living room, perfect for spending quality time with family and friends. The large windows allow natural light to pour in, creating a bright and cheerful ambiance. Adjacent to the living room, you'll find a spacious kitchen. This is truly the heart of the home, where delicious meals are prepared and memories are made! There is ample counter space to unleash your culinary skills, enjoy breakfast or your morning cup of coffee. On the first level, you'll also find the main bedroom, offering a private sanctuary for relaxation and rest. With its generous size and thoughtful layout, this bedroom provides a peaceful retreat after a long day. Heading up to the second level, you'll discover three additional bedrooms, each with its own unique charm. These rooms can be transformed into cozy havens, creative spaces, or even home offices, depending on your preferences and needs. The second level also includes a shared bathroom, equipped with modern fixtures and designed with functionality in mind. Outside, the home may feature a lovely backyard, offering a serene escape from the busyness of everyday life. You can envision hosting outdoor gatherings, gardening, or simply enjoying the fresh air on a sunny day.

Key facts

• 5,662 sq ft lot
• Built 1912
• Listed 101 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residential; Residential property; Facing: Not specified; Entry level: Not specified; Stories: 1.5
• Construction: Composition roof; Construction materials: Other; Approximately 101+ years old
• Exterior features: City lot within city limits; Paved road access (public maintenance)

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: 4 bedrooms (one on the first floor; three on the second floor)
• Bathrooms: 2 full bathrooms (one on the first floor; one on the second floor)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: 1.5-story floor plan; Unfinished partial basement; 9 total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 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; 2 comparable units currently listed for rent nearby; 12 units permitted in Atchison County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $933 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,849 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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: 1.37% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.37%
• DSCR: 1.77
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $175,770
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Oak St	0.22mi	4/2.0	1,008 (-7%)	2mo	$180,000	$179	77
923 N 7th St	0.14mi	3/2.0 (-1)	1,031 (-5%)	6mo	$142,000	$138	75
917 L St	0.15mi	3/2.0 (-1)	1,053 (-3%)	10mo	$210,000	$199	75
1021 N 8th St	0.09mi	3/1.0 (-1)	1,008 (-7%)	2mo	$135,000	$134	73
1021 Riley St	0.24mi	3/1.5 (-1)	1,090 (+0%)	12mo	$135,000	$124	71
307 Riley St	0.43mi	3/1.0 (-1)	1,088 (+0%)	0mo	$211,000	$194	70
1005 N 7 St	0.14mi	3/2.0 (-1)	1,200 (+11%)	10mo	$319,000	$266	62
1423 Unity St	0.45mi	3/1.0 (-1)	1,197 (+10%)	2mo	$182,000	$152	51
618 Laramie St	0.36mi	3/1.0 (-1)	984 (-9%)	12mo	$159,000	$162	49
1227 Mound Dr	0.49mi	3/1.5 (-1)	980 (-10%)	12mo	$149,900	$153	44
1408 Oak St	0.50mi	3/2.0 (-1)	1,232 (+14%)	8mo	$218,000	$177	42
1423 Hickory St	0.63mi	3/1.0 (-1)	1,010 (-7%)	10mo	$150,000	$149	41

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: 8.8%
• Equity multiple: 1.34×
• Total profit: $12,996
• Equity at exit: $20,129

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $56,264
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$150 /mo · $1,800/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $547

Break-even live

Break-even rent $1,157

Max offer price $134,999

Occupancy floor 65%

Sensitivity live

Price	-10% $624	-5% $585	+0% $547	+5% $509	+10% $471
Rent	-10% $401	-5% $474	+0% $547	+5% $620	+10% $693
Rate	-1.0pp $615	-0.5pp $582	base $547	+0.5pp $512	+1.0pp $477

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.48mi
928 S 6th St Atchison, KS	3.0	1.5	1439	$1,900	$1.32	45d	1	1.41mi

Listing history 26 events

1. 2026-06-21
   days on market $134,999 Active 102 DOM
2. 2026-06-18
   days on market $134,999 Active 99 DOM
3. 2026-06-17
   days on market $134,999 Active 98 DOM
4. 2026-06-16
   days on market $134,999 Active 97 DOM
5. 2026-06-15
   days on market $134,999 Active 96 DOM
6. 2026-06-13
   days on market $134,999 Active 94 DOM
7. 2026-06-13
   days on market $134,999 Active 93 DOM
8. 2026-06-09
   days on market $134,999 Active 90 DOM
9. 2026-06-08
   days on market $134,999 Active 89 DOM
10. 2026-06-07
    days on market $134,999 Active 88 DOM
11. 2026-06-05
    days on market $134,999 Active 85 DOM
12. 2026-06-03
    days on market $134,999 Active 84 DOM
13. 2026-06-02
    days on market $134,999 Active 83 DOM
14. 2026-06-01
    days on market $134,999 Active 82 DOM
15. 2026-05-31
    days on market $134,999 Active 81 DOM
16. 2026-05-15
    price $134,999
17. 2026-04-13
    price $138,000
18. 2026-03-12
    listed $140,000 Active
19. 2026-03-08
    historical $140,000
20. 2024-02-01
    soldstatus Closed 1388-char remark

    Show marketing remark (1388 chars)

    Back on the market, no fault of the seller! Welcome to this two-story home that exudes classic charm and warmth. The first level of this home offers a spacious and inviting living room, perfect for spending quality time with family and friends. The large windows allow natural light to pour in, creating a bright and cheerful ambiance. Adjacent to the living room, you'll find a spacious kitchen. This is truly the heart of the home, where delicious meals are prepared and memories are made! There is ample counter space to unleash your culinary skills, enjoy breakfast or your morning cup of coffee. On the first level, you'll also find the main bedroom, offering a private sanctuary for relaxation and rest. With its generous size and thoughtful layout, this bedroom provides a peaceful retreat after a long day. Heading up to the second level, you'll discover three additional bedrooms, each with its own unique charm. These rooms can be transformed into cozy havens, creative spaces, or even home offices, depending on your preferences and needs. The second level also includes a shared bathroom, equipped with modern fixtures and designed with functionality in mind. Outside, the home may feature a lovely backyard, offering a serene escape from the busyness of everyday life. You can envision hosting outdoor gatherings, gardening, or simply enjoying the fresh air on a sunny day.

21. 2023-12-13
    status Pending 1388-char remark

    Show marketing remark (1388 chars)

    Back on the market, no fault of the seller! Welcome to this two-story home that exudes classic charm and warmth. The first level of this home offers a spacious and inviting living room, perfect for spending quality time with family and friends. The large windows allow natural light to pour in, creating a bright and cheerful ambiance. Adjacent to the living room, you'll find a spacious kitchen. This is truly the heart of the home, where delicious meals are prepared and memories are made! There is ample counter space to unleash your culinary skills, enjoy breakfast or your morning cup of coffee. On the first level, you'll also find the main bedroom, offering a private sanctuary for relaxation and rest. With its generous size and thoughtful layout, this bedroom provides a peaceful retreat after a long day. Heading up to the second level, you'll discover three additional bedrooms, each with its own unique charm. These rooms can be transformed into cozy havens, creative spaces, or even home offices, depending on your preferences and needs. The second level also includes a shared bathroom, equipped with modern fixtures and designed with functionality in mind. Outside, the home may feature a lovely backyard, offering a serene escape from the busyness of everyday life. You can envision hosting outdoor gatherings, gardening, or simply enjoying the fresh air on a sunny day.

22. 2023-11-21
    status Active 1388-char remark

    Show marketing remark (1388 chars)

    Back on the market, no fault of the seller! Welcome to this two-story home that exudes classic charm and warmth. The first level of this home offers a spacious and inviting living room, perfect for spending quality time with family and friends. The large windows allow natural light to pour in, creating a bright and cheerful ambiance. Adjacent to the living room, you'll find a spacious kitchen. This is truly the heart of the home, where delicious meals are prepared and memories are made! There is ample counter space to unleash your culinary skills, enjoy breakfast or your morning cup of coffee. On the first level, you'll also find the main bedroom, offering a private sanctuary for relaxation and rest. With its generous size and thoughtful layout, this bedroom provides a peaceful retreat after a long day. Heading up to the second level, you'll discover three additional bedrooms, each with its own unique charm. These rooms can be transformed into cozy havens, creative spaces, or even home offices, depending on your preferences and needs. The second level also includes a shared bathroom, equipped with modern fixtures and designed with functionality in mind. Outside, the home may feature a lovely backyard, offering a serene escape from the busyness of everyday life. You can envision hosting outdoor gatherings, gardening, or simply enjoying the fresh air on a sunny day.

23. 2023-11-12
    historical Active Under Contract 1388-char remark

    Show marketing remark (1388 chars)

    Back on the market, no fault of the seller! Welcome to this two-story home that exudes classic charm and warmth. The first level of this home offers a spacious and inviting living room, perfect for spending quality time with family and friends. The large windows allow natural light to pour in, creating a bright and cheerful ambiance. Adjacent to the living room, you'll find a spacious kitchen. This is truly the heart of the home, where delicious meals are prepared and memories are made! There is ample counter space to unleash your culinary skills, enjoy breakfast or your morning cup of coffee. On the first level, you'll also find the main bedroom, offering a private sanctuary for relaxation and rest. With its generous size and thoughtful layout, this bedroom provides a peaceful retreat after a long day. Heading up to the second level, you'll discover three additional bedrooms, each with its own unique charm. These rooms can be transformed into cozy havens, creative spaces, or even home offices, depending on your preferences and needs. The second level also includes a shared bathroom, equipped with modern fixtures and designed with functionality in mind. Outside, the home may feature a lovely backyard, offering a serene escape from the busyness of everyday life. You can envision hosting outdoor gatherings, gardening, or simply enjoying the fresh air on a sunny day.

24. 2023-10-17
    price $100,000 1388-char remark

    Show marketing remark (1388 chars)

    Back on the market, no fault of the seller! Welcome to this two-story home that exudes classic charm and warmth. The first level of this home offers a spacious and inviting living room, perfect for spending quality time with family and friends. The large windows allow natural light to pour in, creating a bright and cheerful ambiance. Adjacent to the living room, you'll find a spacious kitchen. This is truly the heart of the home, where delicious meals are prepared and memories are made! There is ample counter space to unleash your culinary skills, enjoy breakfast or your morning cup of coffee. On the first level, you'll also find the main bedroom, offering a private sanctuary for relaxation and rest. With its generous size and thoughtful layout, this bedroom provides a peaceful retreat after a long day. Heading up to the second level, you'll discover three additional bedrooms, each with its own unique charm. These rooms can be transformed into cozy havens, creative spaces, or even home offices, depending on your preferences and needs. The second level also includes a shared bathroom, equipped with modern fixtures and designed with functionality in mind. Outside, the home may feature a lovely backyard, offering a serene escape from the busyness of everyday life. You can envision hosting outdoor gatherings, gardening, or simply enjoying the fresh air on a sunny day.

25. 2023-09-27
    price $105,000 1388-char remark

    Show marketing remark (1388 chars)

    Back on the market, no fault of the seller! Welcome to this two-story home that exudes classic charm and warmth. The first level of this home offers a spacious and inviting living room, perfect for spending quality time with family and friends. The large windows allow natural light to pour in, creating a bright and cheerful ambiance. Adjacent to the living room, you'll find a spacious kitchen. This is truly the heart of the home, where delicious meals are prepared and memories are made! There is ample counter space to unleash your culinary skills, enjoy breakfast or your morning cup of coffee. On the first level, you'll also find the main bedroom, offering a private sanctuary for relaxation and rest. With its generous size and thoughtful layout, this bedroom provides a peaceful retreat after a long day. Heading up to the second level, you'll discover three additional bedrooms, each with its own unique charm. These rooms can be transformed into cozy havens, creative spaces, or even home offices, depending on your preferences and needs. The second level also includes a shared bathroom, equipped with modern fixtures and designed with functionality in mind. Outside, the home may feature a lovely backyard, offering a serene escape from the busyness of everyday life. You can envision hosting outdoor gatherings, gardening, or simply enjoying the fresh air on a sunny day.

26. 2023-09-01
    listed $110,000 Active 1388-char remark

    Show marketing remark (1388 chars)

    Back on the market, no fault of the seller! Welcome to this two-story home that exudes classic charm and warmth. The first level of this home offers a spacious and inviting living room, perfect for spending quality time with family and friends. The large windows allow natural light to pour in, creating a bright and cheerful ambiance. Adjacent to the living room, you'll find a spacious kitchen. This is truly the heart of the home, where delicious meals are prepared and memories are made! There is ample counter space to unleash your culinary skills, enjoy breakfast or your morning cup of coffee. On the first level, you'll also find the main bedroom, offering a private sanctuary for relaxation and rest. With its generous size and thoughtful layout, this bedroom provides a peaceful retreat after a long day. Heading up to the second level, you'll discover three additional bedrooms, each with its own unique charm. These rooms can be transformed into cozy havens, creative spaces, or even home offices, depending on your preferences and needs. The second level also includes a shared bathroom, equipped with modern fixtures and designed with functionality in mind. Outside, the home may feature a lovely backyard, offering a serene escape from the busyness of everyday life. You can envision hosting outdoor gatherings, gardening, or simply enjoying the fresh air on a sunny day.

ⓘ 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: $1,800 · $150/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$103/yr (+$9/mo · 5.7%)

ⓘ 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: $22,200
• − Mortgage interest: −$7,562
• − Property taxes: −$1,800
• − Insurance: −$675
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$3,927
• Taxable income: $4,683
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $5,443/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

+22.7% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $134,999 Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $138,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-12 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-08 Coming Soon $140,000 Heartland MLS as Distributed by MLS Grid
• 2024-02-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-12-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-11-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-11-12 Contingent — Heartland MLS as Distributed by MLS Grid
• 2023-10-17 Price Changed $100,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-27 Price Changed $105,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-01 Listed $110,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+32.3%/yr

Latest (2025): $1,800 · +16.8% YoY. Source: county tax records.