1421 S 6th St · Atchison, KS 66002

$96,600

4 bd · 2.0 ba · 960 sqft · SingleFamily public records · 8 Days on market

Built 1980 9,147 sqft lot Est $85k · 13% over ↓ 8% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Key facts

• 9,147 sq ft lot
• Garage
• Built 1980

Property features AI

Exterior

• Parking: Garage faces front; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Raised ranch floor plan; Residential property
• Construction: Vinyl siding; Composition roof; Garage(s) on property; Built approximately 41–50 years ago; Finished lower level (below-grade finished area)
• Exterior features: Deck; Covered patio; Fixer up

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms; Basement bedroom (finished, full)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (central)
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Cap rate 14.1% 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; 12 units permitted in Atchison County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $668 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $18k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $96,600

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
5. 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.
6. 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: 1.82% ✓
• Cap rate: 14.13%
• Cash-on-cash: 27.99%
• DSCR: 2.25
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $85,440
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1446 S 7th St	0.06mi	3/1.0 (-1)	1,066 (+11%)	8mo	$35,000	$33	63
712 W St	0.34mi	3/1.0 (-1)	1,028 (+7%)	3mo	$144,500	$141	61
1216 S 10th St	0.38mi	3/2.0 (-1)	1,056 (+10%)	10mo	$110,000	$104	52
609 R St	0.67mi	3/2.0 (-1)	1,078 (+12%)	2mo	$39,000	$36	41
917 & 923 S 5th St	0.45mi	3/1.0 (-1)	896 (-7%)	23mo	$79,995	$89	40

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: 22.2%
• Equity multiple: 1.91×
• Total profit: $24,613
• Equity at exit: $14,403

10-year hold

• IRR: 30.3%
• Equity multiple: 3.72×
• Total profit: $73,515
• Equity at exit: $8,352

Cash invested: $27,048 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,762 medium
• Mortgage (P&I): −$507
• Tax from tax record: −$214 /mo · $2,571/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $631

Break-even live

Break-even rent $963

Max offer price $96,600

Occupancy floor 59%

Sensitivity live

Price	-10% $686	-5% $658	+0% $631	+5% $604	+10% $576
Rent	-10% $492	-5% $561	+0% $631	+5% $700	+10% $770
Rate	-1.0pp $680	-0.5pp $655	base $631	+0.5pp $606	+1.0pp $580

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: $24,150
• Closing costs: $2,898
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $96,600 Active 8 DOM
2. 2026-06-18
   days on market $96,600 Active 5 DOM
3. 2026-06-17
   days on market $96,600 Active 4 DOM
4. 2026-06-16
   days on market $96,600 Active 3 DOM
5. 2026-06-15
   statusdays on marketlisting id $96,600 Active 2 DOM
6. 2026-06-07
   statusdays on market $96,600 Pending 82 DOM
7. 2026-06-05
   days on market $96,600 Active 81 DOM
8. 2026-06-03
   pricedays on market $96,600 Active 80 DOM
9. 2026-06-02
   days on market $105,800 Active 79 DOM
10. 2026-06-01
    days on market $105,800 Active 78 DOM
11. 2026-05-31
    days on market $105,800 Active 77 DOM
12. 2026-04-30
    price $105,800
13. 2026-04-28
    status Active
14. 2026-04-24
    historical
15. 2026-03-10
    listed $115,000 Active

ⓘ 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: $2,571 · $214/mo
• Projected year-2 tax: $2,571 · $214/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: $21,144
• − Mortgage interest: −$5,411
• − Property taxes: −$2,571
• − Insurance: −$483
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$2,810
• Taxable income: $6,486
• Est. tax owed @ 24.0%: −$1,557
• After-tax cash flow: $6,014/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

-8.0% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $105,800 Heartland MLS as Distributed by MLS Grid
• 2026-04-28 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-10 Listed $115,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2021): $2,571 · +38.5% YoY. Source: county tax records.