520 Q St · Atchison, KS 66002

$189,000

4 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 25 Days on market

Built 1977 10,018 sqft lot Est $129k · 47% over

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Why this score? — see what drove the D 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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

520 Q Street is a must see 4 bedroom (1 bedroom nonconforming) 2 bath ranch home in the heart of Atchison Kansas. Come fall in love with this newly renovated home, featuring new flooring, new paint and cosmetic updates throughout the home. 3 large bedrooms, and laundry are all on the main floor perfect for any lifestyle. There is plenty of parking with the two-car garage and alley access with pad parking. This home also features an upstairs living room and a second living room in the basement perfect for entertaining. Come take a look today before this home is gone tomorrow.

Key facts

• Split entry ranch
• Large family room
• Brick fireplace

Tags

• SPLIT ENTRY RANCH
• LARGE LIVINGROOM
• BRICK FIREPLACE
• LARGE FAMILY ROOM
• COVERED PATIO
• REAR ALLEY ACCESS

Property features AI

Finance

• Other: Lot dimensions approximately 80 x 127.5 (0.23 acre); Above-grade finished area and below-grade finished area reported from public records
• HOA & community: No association fees

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Split entry style; Facing information not provided
• Construction: Frame construction with vinyl siding; Composition roof; Built approximately 41–50 years ago
• Exterior features: Covered patio; Metal fencing; Property not in a flood plain

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric range
• Bedrooms: 4 bedrooms (3 on main level, 1 in basement)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (one on main level, one in basement)
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fan(s); Finished concrete basement; Eat-in kitchen; Split entry floor plan; Two fireplaces
• Laundry & utility: Laundry on main level off the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $186k (1.5% 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: 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).
• Market conditions: 77 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 39% 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 25 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $186,165 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.05% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $128,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 S 7th St	0.10mi	3/1.0 (-1)	1,229 (-1%)	5mo	$140,000	$114	82
609 R St	0.08mi	3/2.0 (-1)	1,078 (-13%)	2mo	$39,000	$36	68
425 R St	0.07mi	3/1.5 (-1)	1,333 (+8%)	22mo	$149,999	$113	58
1013 S 4th St	0.38mi	3/1.0 (-1)	1,344 (+9%)	2mo	$118,000	$88	57
1212 S 7th St	0.58mi	3/2.0 (-1)	1,267 (+2%)	9mo	$199,000	$157	56
516 Park St	0.17mi	3/2.0 (-1)	1,394 (+13%)	14mo	$185,000	$133	54
808 Ann St	0.75mi	3/1.0 (-1)	1,258 (+2%)	1mo	$134,900	$107	52
1004 S 4th St	0.36mi	3/2.0 (-1)	1,365 (+10%)	16mo	$129,500	$95	48
600 U St	0.33mi	3/1.0 (-1)	1,340 (+8%)	18mo	$95,000	$71	47
416 N 2nd Street St	0.73mi	3/1.0 (-1)	1,262 (+2%)	18mo	$48,000	$38	39
1216 S 10th St	0.62mi	3/2.0 (-1)	1,056 (-15%)	10mo	$110,000	$104	34
1446 S 7th St	0.75mi	3/1.0 (-1)	1,066 (-14%)	8mo	$35,000	$33	26

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-16,051
• Equity at exit: $28,181

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,940
• Equity at exit: $16,341

Cash invested: $52,920 (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: 77
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,991 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$275 /mo · $3,301/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $228

Break-even live

Break-even rent $1,702

Max offer price $189,000

Occupancy floor 84%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
928 S 6th St Atchison, KS	3.0	1.5	1439	$1,900	$1.32	43d	1	0.29mi
625 St Atchison, KS	3.0	2.0	1360	$1,250	$0.92	12d	1	0.65mi

Listing history 8 events

1. 2026-04-28
   listed $189,000 Active
2. 2023-10-19
   soldstatus 581-char remark

   Show marketing remark (581 chars)

   520 Q Street is a must see 4 bedroom (1 bedroom nonconforming) 2 bath ranch home in the heart of Atchison Kansas. Come fall in love with this newly renovated home, featuring new flooring, new paint and cosmetic updates throughout the home. 3 large bedrooms, and laundry are all on the main floor perfect for any lifestyle. There is plenty of parking with the two-car garage and alley access with pad parking. This home also features an upstairs living room and a second living room in the basement perfect for entertaining. Come take a look today before this home is gone tomorrow.

3. 2023-10-19
   soldstatus 581-char remark

   Show marketing remark (581 chars)

   520 Q Street is a must see 4 bedroom (1 bedroom nonconforming) 2 bath ranch home in the heart of Atchison Kansas. Come fall in love with this newly renovated home, featuring new flooring, new paint and cosmetic updates throughout the home. 3 large bedrooms, and laundry are all on the main floor perfect for any lifestyle. There is plenty of parking with the two-car garage and alley access with pad parking. This home also features an upstairs living room and a second living room in the basement perfect for entertaining. Come take a look today before this home is gone tomorrow.

4. 2023-10-19
   listed $167,000 581-char remark

   Show marketing remark (581 chars)

   520 Q Street is a must see 4 bedroom (1 bedroom nonconforming) 2 bath ranch home in the heart of Atchison Kansas. Come fall in love with this newly renovated home, featuring new flooring, new paint and cosmetic updates throughout the home. 3 large bedrooms, and laundry are all on the main floor perfect for any lifestyle. There is plenty of parking with the two-car garage and alley access with pad parking. This home also features an upstairs living room and a second living room in the basement perfect for entertaining. Come take a look today before this home is gone tomorrow.

5. 2023-10-18
   listed $167,000 581-char remark

   Show marketing remark (581 chars)

   520 Q Street is a must see 4 bedroom (1 bedroom nonconforming) 2 bath ranch home in the heart of Atchison Kansas. Come fall in love with this newly renovated home, featuring new flooring, new paint and cosmetic updates throughout the home. 3 large bedrooms, and laundry are all on the main floor perfect for any lifestyle. There is plenty of parking with the two-car garage and alley access with pad parking. This home also features an upstairs living room and a second living room in the basement perfect for entertaining. Come take a look today before this home is gone tomorrow.

6. 2023-10-16
   soldstatus Closed
7. 2023-09-14
   status Pending
8. 2023-08-29
   listed $167,000 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: $3,301 · $275/mo
• Projected year-2 tax: $3,301 · $275/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 3/10 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: $23,893
• − Mortgage interest: −$10,587
• − Property taxes: −$3,301
• − Insurance: −$945
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$5,498
• Taxable loss: −$261
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $2,799/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

+13.2% since first listed

8 events — show timeline

• 2026-04-28 Listed $189,000 Heartland MLS as Distributed by MLS Grid
• 2023-10-19 Listed $167,000 Sunflower MLS as distributed by MLS GRID
• 2023-10-19 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2023-10-19 Sold (MLS) — Lawrence MLS as distributed by MLS GRID
• 2023-10-18 Listed $167,000 Lawrence MLS as distributed by MLS GRID
• 2023-10-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-09-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-08-29 Listed $167,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $3,301 · +11.5% YoY. Source: county tax records.