610 S 4th St · Atchison, KS 66002

$125,000

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 254 Days on market

Built 1920 4,791 sqft lot Est $159k · 21% under

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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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

3 bedrooms, 1 bath, solid brick home with a large living room & a large dining room. Two large bedrooms and a 3rd bedroom in the back of the house would make a great family room. The home has newer-style windows, a tub/shower in the bath, central air and heat, and kitchen appliances that stay with the house. Most of the roof was replaced 2 years ago, and the hot water tank was replaced in 2021. This solid brick home has a nice size backyard. The front porch was just replaced. This home would make a great starter home or a great rental.

Key facts

• Large dining room
• Bonus room
• Large living room

Tags

• SOLID BRICK HOME
• LARGE LIVING ROOM
• LARGE DINING ROOM
• BONUS ROOM

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Ranch floor plan
• Construction: Brick/mortar exterior; Composition roof; Approximately 101+ years old
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Formal dining area; Partial basement
• Laundry & utility: Washer and dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 6.8% 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: 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: 77 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 12 units permitted in Atchison County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 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 1920 — 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: 1.29% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.79%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $158,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 S 5th St	0.18mi	3/2.0	1,493 (+5%)	6mo	$208,000	$139	75
1013 S 4th St	0.35mi	3/1.0	1,344 (-6%)	2mo	$118,000	$88	72
516 Park St	0.23mi	3/2.0	1,394 (-2%)	14mo	$185,000	$133	70
614 S 7th St	0.22mi	3/1.0	1,229 (-14%)	5mo	$140,000	$114	62
1004 S 4th St	0.32mi	3/2.0	1,365 (-4%)	16mo	$129,500	$95	60
1015 S 6th St	0.40mi	3/2.0	1,558 (+9%)	4mo	$124,900	$80	59
801 S 5th St	0.16mi	3/1.5	1,629 (+14%)	10mo	$200,000	$123	59
600 U St	0.36mi	3/1.0	1,340 (-6%)	18mo	$95,000	$71	58
915 Kansas Ave	0.69mi	2/1.0 (-1)	1,346 (-6%)	7mo	$117,500	$87	47
1212 S 7th St	0.60mi	3/2.0	1,267 (-11%)	9mo	$199,000	$157	42
413 N 7th St	0.73mi	3/2.5	1,558 (+9%)	10mo	$109,000	$70	36
1429 S 6th St	0.75mi	2/1.0 (-1)	1,214 (-15%)	10mo	$135,000	$111	27

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $5,390
• Equity at exit: $18,638

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $37,798
• Equity at exit: $10,808

Cash invested: $35,000 (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: 77
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$656
• Tax from tax record: −$164 /mo · $1,974/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $402

Break-even live

Break-even rent $1,104

Max offer price $125,000

Occupancy floor 70%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.34mi
321 N 4th St Atchison, KS	2.0	1.0	920	$1,000	$1.09	23d	1	0.62mi
625 St Atchison, KS	3.0	2.0	1360	$1,250	$0.92	11d	1	0.69mi
414 N 7th St Unit 414 Atchison, KS	2.0	1.0	950	$900	$0.95	1d	1	0.72mi
1208 Santa Fe St Atchison, KS	3.0	1.0	1552	$1,600	$1.03	19d	1	0.99mi

Listing history 25 events

1. 2026-06-18
   days on market $125,000 Active 254 DOM
2. 2026-06-17
   days on market $125,000 Active 253 DOM
3. 2026-06-16
   days on market $125,000 Active 252 DOM
4. 2026-06-15
   days on market $125,000 Active 251 DOM
5. 2026-06-13
   days on market $125,000 Active 249 DOM
6. 2026-06-13
   days on market $125,000 Active 248 DOM
7. 2026-06-09
   days on market $125,000 Active 245 DOM
8. 2026-06-08
   days on market $125,000 Active 244 DOM
9. 2026-06-07
   days on market $125,000 Active 243 DOM
10. 2026-06-05
    days on market $125,000 Active 240 DOM
11. 2026-06-03
    days on market $125,000 Active 239 DOM
12. 2026-06-02
    days on market $125,000 Active 238 DOM
13. 2026-06-01
    days on market $125,000 Active 237 DOM
14. 2026-05-31
    days on market $125,000 Active 236 DOM
15. 2026-05-26
    status Active
16. 2026-04-17
    historical
17. 2026-02-06
    price $125,000
18. 2025-09-18
    status Active
19. 2025-09-13
    status Pending
20. 2025-08-24
    listed $129,500 Active
21. 2023-05-25
    soldstatus Closed 547-char remark

    Show marketing remark (547 chars)

    3 bedrooms, 1 bath, solid brick home with a large living room & a large dining room. Two large bedrooms and a 3rd bedroom in the back of the house would make a great family room. The home has newer-style windows, a tub/shower in the bath, central air and heat, and kitchen appliances that stay with the house. Most of the roof was replaced 2 years ago, and the hot water tank was replaced in 2021. This solid brick home has a nice size backyard. The front porch was just replaced. This home would make a great starter home or a great rental.

22. 2023-05-02
    status Pending 547-char remark

    Show marketing remark (547 chars)

    3 bedrooms, 1 bath, solid brick home with a large living room & a large dining room. Two large bedrooms and a 3rd bedroom in the back of the house would make a great family room. The home has newer-style windows, a tub/shower in the bath, central air and heat, and kitchen appliances that stay with the house. Most of the roof was replaced 2 years ago, and the hot water tank was replaced in 2021. This solid brick home has a nice size backyard. The front porch was just replaced. This home would make a great starter home or a great rental.

23. 2023-05-01
    status Active 547-char remark

    Show marketing remark (547 chars)

    3 bedrooms, 1 bath, solid brick home with a large living room & a large dining room. Two large bedrooms and a 3rd bedroom in the back of the house would make a great family room. The home has newer-style windows, a tub/shower in the bath, central air and heat, and kitchen appliances that stay with the house. Most of the roof was replaced 2 years ago, and the hot water tank was replaced in 2021. This solid brick home has a nice size backyard. The front porch was just replaced. This home would make a great starter home or a great rental.

24. 2023-05-01
    status Pending 547-char remark

    Show marketing remark (547 chars)

    3 bedrooms, 1 bath, solid brick home with a large living room & a large dining room. Two large bedrooms and a 3rd bedroom in the back of the house would make a great family room. The home has newer-style windows, a tub/shower in the bath, central air and heat, and kitchen appliances that stay with the house. Most of the roof was replaced 2 years ago, and the hot water tank was replaced in 2021. This solid brick home has a nice size backyard. The front porch was just replaced. This home would make a great starter home or a great rental.

25. 2023-04-26
    listed $94,900 Active 547-char remark

    Show marketing remark (547 chars)

    3 bedrooms, 1 bath, solid brick home with a large living room & a large dining room. Two large bedrooms and a 3rd bedroom in the back of the house would make a great family room. The home has newer-style windows, a tub/shower in the bath, central air and heat, and kitchen appliances that stay with the house. Most of the roof was replaced 2 years ago, and the hot water tank was replaced in 2021. This solid brick home has a nice size backyard. The front porch was just replaced. This home would make a great starter home or a great rental.

ⓘ 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: $1,974 · $164/mo
• Projected year-2 tax: $1,974 · $164/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: $19,356
• − Mortgage interest: −$7,002
• − Property taxes: −$1,974
• − Insurance: −$625
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$3,636
• Taxable income: $3,022
• Est. tax owed @ 24.0%: −$725
• After-tax cash flow: $4,101/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

+31.7% since first listed

11 events — show timeline

• 2026-05-26 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-09-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-08-24 Listed $129,500 Heartland MLS as Distributed by MLS Grid
• 2023-05-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-05-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-05-01 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-05-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-04-26 Listed $94,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $1,974 · +15.7% YoY. Source: county tax records.