7901 US 159 Hwy · Effingham, KS 66023

$114,900

4 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 18 Days on market

Built 1910 9.98 ac lot

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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 +21.3/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Unique attic
• Wraparound porch
• Farmed acreage

Tags

• UNIQUE ATTIC
• WRAPAROUND PORCH
• SHED BARN OUTBUILDING
• FARMED ACREAGE

Property features AI

Finance

• Other: Lot includes acreage (lot listed as 9.98 units per public records); Above-grade finished area reported from public records
• Financial info: Annual tax amount reported
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Residential property; 2.5 stories
• Construction: Frame construction with wood siding; Composition roof; Crawl space / partial basement; Approximately 101+ years old
• Exterior features: Porch; Metal fencing; Outbuilding on property; Property listed as fixer / fixer-upper

Interior

• Kitchen: Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (natural gas); Window air conditioning units
• Interior features: Formal dining area; Refrigerator included; Smoke detectors installed
• Laundry & utility: Laundry located on main level, inside a bathroom

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#299 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D-, crime F.
• Atchison County Community Schools (rural): math 24% / reading 36% proficiency, ranked #97 of 169 in KS (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 12 units permitted in Atchison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($794 loan paydown + $7k appreciation (5.9% local appreciation)).
• Atchison County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.35×
• Total profit: $43,567
• Equity at exit: $71,771

10-year hold

• IRR: 19.7%
• Equity multiple: 4.73×
• Total profit: $119,941
• Equity at exit: $129,757

Cash invested: $32,172 (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 66023

• Home prices YoY: 2.8%
• Active inventory: 9
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$203 /mo · $2,436/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $169

Break-even live

Break-even rent $1,080

Max offer price $114,900

Occupancy floor 82%

Sensitivity live

Price	-10% $234	-5% $202	+0% $169	+5% $137	+10% $104
Rent	-10% $67	-5% $118	+0% $169	+5% $220	+10% $271
Rate	-1.0pp $227	-0.5pp $198	base $169	+0.5pp $139	+1.0pp $109

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $114,900 Active 18 DOM
2. 2026-06-18
   days on market $114,900 Active 17 DOM
3. 2026-06-17
   days on market $114,900 Active 16 DOM
4. 2026-06-16
   days on market $114,900 Active 15 DOM
5. 2026-06-15
   days on market $114,900 Active 14 DOM
6. 2026-06-14
   days on market $114,900 Active 12 DOM
7. 2026-06-12
   days on market $114,900 Active 11 DOM
8. 2026-06-09
   days on market $114,900 Active 8 DOM
9. 2026-06-08
   days on market $114,900 Active 7 DOM
10. 2026-06-07
    days on market $114,900 Active 6 DOM
11. 2026-06-05
    days on market $114,900 Active 4 DOM
12. 2026-06-04
    days on market $114,900 Active 2 DOM
13. 2026-06-02
    listed $114,900 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: $2,436 · $203/mo
• Projected year-2 tax: $2,436 · $203/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 3/10 Moderate 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,532
• − Mortgage interest: −$6,436
• − Property taxes: −$2,436
• − Insurance: −$574
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$3,343
• Taxable income: $257
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $1,967/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 County Community Schools
• NCES district ID: 2005700
• Math proficiency: 24% ▲ 1.00%
• Reading proficiency: 36% ▲ 5.00%
• Median HH income: $48,523
• Composite: 26.02/100
• National rank: #7312
• State rank: #97 of 169 in KS

Livability — Effingham

• Score: 65/100
• State rank: #299
• US rank: #13237

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Effingham, KS
• Population (ZIP): 954

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 (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Lithuanian 6% Slovak 4% Portuguese 1%
• Foreign-born: 0%

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: ▲ 5.94%
• Current HPI: 215.5132
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-01 Listed $114,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+11.1%/yr

Latest (2025): $2,436 · +22.8% YoY. Source: county tax records.