119 N 14th St · Atchison, KS 66002

$200,000

4 bd · 2.0 ba · 2,036 sqft · SingleFamily public records · 273 Days on market

Built 1914 0.34 ac lot Est $214k · 6% under

---

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 +19.6/30.0
• ARV discount +10.4/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• 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

Property Offered "As Is" For Information On Bidding Procedures, Earnest Money And Other Policies, Contact Www. Firstpreston. Com Universal Key Or Hud Lockbox

Key facts

• 0.34 acre lot
• Garage
• Built 1914

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Attached garage (1 car)
• Utilities: City/public water (verify); Public sewer; Cable available; High-speed internet available
• Home design: Single family residence; Residential property; 2 stories; Not in flood plain
• Construction: Brick construction; Composition roof
• Exterior features: Deck; Porch; Metal fencing; City lot; Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling; Window unit(s)
• Interior features: Ceiling fan(s); Storm door(s); Great room; Formal dining area
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (3.0% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

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: 79 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 12 units permitted in Atchison County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 273 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $65k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — 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: 0.97% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $213,780
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 N 12th St	0.19mi	4/2.0	1,855 (-9%)	0mo	$195,000	$105	76
1026 Kearney St	0.54mi	4/3.0	2,011 (-1%)	8mo	$29,900	$15	62
1127 Kearney St	0.49mi	4/2.0	1,900 (-7%)	12mo	$130,000	$68	56
619 N 10th St	0.57mi	4/2.0	1,935 (-5%)	20mo	$220,000	$114	48
219 N 9th St	0.55mi	4/1.0	2,106 (+3%)	21mo	$115,000	$55	47
1130 Kearney St	0.45mi	4/2.0	1,870 (-8%)	23mo	$210,000	$112	46
411 N 10th St	0.48mi	3/1.0 (-1)	1,852 (-9%)	13mo	$125,000	$67	43
937 Riley St	0.68mi	3/1.5 (-1)	1,920 (-6%)	13mo	$243,000	$127	41
104 Westside Dr	0.57mi	3/2.0 (-1)	1,843 (-10%)	21mo	$240,000	$130	35
324 Woodlawn Ave	0.74mi	3/1.5 (-1)	1,776 (-13%)	19mo	$180,000	$101	21

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-17,824
• Equity at exit: $29,821

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,208
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,941 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $229

Break-even live

Break-even rent $1,651

Max offer price $200,000

Occupancy floor 83%

Sensitivity live

Price	-10% $343	-5% $286	+0% $229	+5% $173	+10% $116
Rent	-10% $76	-5% $153	+0% $229	+5% $306	+10% $383
Rate	-1.0pp $330	-0.5pp $280	base $229	+0.5pp $177	+1.0pp $125

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	20d	1	0.20mi
917 Kansas Ave Atchison, KS	4.0	2.0	2038	$1,800	$0.88	11d	1	0.52mi
519 Commercial St Atchison, KS	3.0	2.0	2300	$2,400	$1.04	44d	1	0.85mi
928 S 6th St Atchison, KS	3.0	1.5	1439	$1,900	$1.32	44d	1	1.14mi

Listing history 13 events

1. 2026-05-31
   status $200,000 Pending 273 DOM
2. 2026-05-20
   price $200,000
3. 2026-04-25
   price $225,000
4. 2026-03-27
   status Active
5. 2026-03-25
   status Pending
6. 2026-03-10
   price $235,000
7. 2025-10-20
   price $250,000
8. 2025-08-29
   listed $265,000 Active
9. 2025-08-20
   historical $265,000
10. 2009-10-07
    historical
11. 2009-04-07
    listed $120,000
12. 2000-03-07
    soldstatus 167-char remark

    Show marketing remark (167 chars)

    Property Offered "As Is" For Information On Bidding Procedures, Earnest Money And Other Policies, Contact Www. Firstpreston. Com Universal Key Or Hud Lockbox

13. 1999-07-30
    listed $43,240 167-char remark

    Show marketing remark (167 chars)

    Property Offered "As Is" For Information On Bidding Procedures, Earnest Money And Other Policies, Contact Www. Firstpreston. Com Universal Key Or Hud Lockbox

ⓘ 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: $2,062 · $172/mo
• Projected year-2 tax: $2,820 · $235/mo
• Expected delta: +$758/yr (+$63/mo · 36.7%)

ⓘ 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: $23,291
• − Mortgage interest: −$11,203
• − Property taxes: −$2,062
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$5,818
• Taxable loss: −$519
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $2,876/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

+362.5% since first listed

12 events — show timeline

• 2026-05-20 Price Changed $200,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-25 Price Changed $225,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $235,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $250,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-29 Listed $265,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-20 Coming Soon $265,000 Heartland MLS as Distributed by MLS Grid
• 2009-10-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-04-07 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2000-03-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-07-30 Listed $43,240 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $2,062 · +13.8% YoY. Source: county tax records.