506 N 4th St · Atwood, KS 67730

$40,000

4 bd · 2.0 ba · 1,575 sqft · SingleFamily public records · 91 Days on market

Built 1952 7,405 sqft lot ↓ 14% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 7,405 sq ft lot
• Built 1952
• Listed 90 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property
• Exterior features: Lot approximately 66 x 112 (0.17 acres); Zoned: Other

Interior

• Bedrooms: 3 main-level bedrooms
• Interior features: Window coverings; Full concrete basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#37 in KS, #2,949 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities D-, commute F.
• Rawlins County (rural): math 32% / reading 44% proficiency, ranked #95 of 280 in KS (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 2 units permitted in Rawlins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($277 loan paydown + $1k appreciation (3.1% local appreciation)).
• Rawlins County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 1952 — 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. 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: 3.10% ✓
• Cap rate: 27.43%
• Cash-on-cash: 75.49%
• DSCR: 4.36
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 80.1%
• Equity multiple: 5.46×
• Total profit: $49,957
• Equity at exit: $18,246

10-year hold

• IRR: 79.6%
• Equity multiple: 11.24×
• Total profit: $114,681
• Equity at exit: $28,324

Cash invested: $11,200 (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 67730

• Home prices YoY: 1.8%
• Active inventory: 4
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $705

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 38%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $40,000 Active 91 DOM
2. 2026-06-17
   days on market $40,000 Active 90 DOM
3. 2026-06-16
   days on market $40,000 Active 89 DOM
4. 2026-06-15
   days on market $40,000 Active 88 DOM
5. 2026-06-13
   days on market $40,000 Active 86 DOM
6. 2026-06-12
   days on market $40,000 Active 85 DOM
7. 2026-06-09
   days on market $40,000 Active 82 DOM
8. 2026-06-08
   days on market $40,000 Active 81 DOM
9. 2026-06-07
   days on market $40,000 Active 80 DOM
10. 2026-06-05
    days on market $40,000 Active 78 DOM
11. 2026-06-04
    days on market $40,000 Active 76 DOM
12. 2026-06-02
    pricedays on market $40,000 Active 75 DOM
13. 2026-06-01
    days on market $50,000 Active 74 DOM
14. 2026-05-31
    days on market $50,000 Active 73 DOM
15. 2026-05-31
    days on market $50,000 Active 72 DOM
16. 2026-04-22
    price $50,000
17. 2026-03-19
    listed $60,000 Active
18. 2004-08-01
    soldstatus $58,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,901
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$1,164
• Taxable income: $8,313
• Est. tax owed @ 24.0%: −$1,995
• After-tax cash flow: $6,460/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: Rawlins County
• NCES district ID: 2000023
• Math proficiency: 32% ▲ 2.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $44,270
• Composite: 34.77/100
• National rank: #10027
• State rank: #95 of 280 in KS

Livability — Atwood

• Score: 77/100
• State rank: #37
• US rank: #2949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atwood, KS
• Population (ZIP): 1,828

Population outlook (Rawlins County) Hauer SSP2

• Today (2025): 2,587 people
• By 2030: 2,624 · +1.4%
• By 2040: 2,731 · +5.6%
• By 2050: 2,903 · +12.2%
• By 2075: 3,715 · +43.6%
• By 2100: 4,300 · +66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Portuguese 2% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Rawlins

• 2024 margin: Solid R (+72.6) · D 12.5% · R 85.1% · Other 2.4%
• 2008→2024 swing: -9.7pp toward R · 2008: -62.9pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.5 2016: R+72.4 2012: R+72.0 2008: R+62.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.12%
• Current HPI: 176.7457
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-13.8% since first listed

3 events — show timeline

• 2026-04-22 Price Changed $50,000 Hays MLS
• 2026-03-19 Listed $60,000 Hays MLS
• 2004-08-01 Sold (Public Records) $58,000 Public Records