723 S St · Atchison, KS 66002

$99,900

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 23 Days on market

Built 1953 9,147 sqft lot Est $99k · at est.

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.1/15.0
• 1% rule +7.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Key facts

• 9,147 sq ft lot
• Built 1953
• Listed 22 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Ranch floor plan; Residential property
• Construction: Frame construction; Metal roof; Crawl space foundation; Property age approximately 51–75 years
• Exterior features: City lot; Lot roughly 60 x 150 (0.21 acres); Not in a flood plain

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fan(s); Thermal windows
• Laundry & utility: Washer; Dryer; Laundry room located off the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 12 units permitted in Atchison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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. 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: 1.20% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $99,008
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 S 6th St	0.26mi	2/1.0	936 (+12%)	4mo	$59,900	$64	64
612 V St	0.33mi	2/1.0	866 (+4%)	21mo	$41,500	$48	60
1308 Crowell St	0.47mi	2/1.0	756 (-9%)	6mo	$122,000	$161	58
1310 Crowell St	0.48mi	2/1.0	756 (-9%)	13mo	$118,000	$156	52
917 & 923 S 5th St	0.26mi	3/1.0 (+1)	896 (+8%)	23mo	$79,995	$89	51
923 King St	0.54mi	2/1.0	868 (+4%)	21mo	$35,000	$40	50
907 George St	0.67mi	2/1.0	936 (+12%)	1mo	$140,000	$150	47
820 Spruce St	0.23mi	3/1.0 (+1)	720 (-14%)	24mo	$129,900	$180	42
1013 George St	0.67mi	2/1.0	894 (+8%)	18mo	$145,900	$163	41
1500 S 8 St	0.66mi	3/1.0 (+1)	796 (-4%)	20mo	$95,000	$119	40
920 Atchison St	0.74mi	2/1.0	901 (+8%)	21mo	$55,000	$61	34

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,176
• Equity at exit: $14,895

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $23,408
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$524
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $272

Break-even live

Break-even rent $855

Max offer price $99,900

Occupancy floor 72%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 T St Atchison, KS	1.0	1.0	700	$1,400	$2.00	43d	1	0.25mi
814 S 4th St Unit 2 Atchison, KS	1.0	1.0	680	$900	$1.32	43d	1	0.29mi
321 N 4th St Atchison, KS	2.0	1.0	920	$1,000	$1.09	23d	1	0.80mi
414 N 7th St Unit 414 Atchison, KS	2.0	1.0	950	$900	$0.95	1d	1	0.82mi
416 N 7th St Atchison, KS	1.0	1.0	850	$750	$0.88	1d	1	0.82mi

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 23 DOM
2. 2026-06-17
   days on market $99,900 Active 22 DOM
3. 2026-06-16
   days on market $99,900 Active 21 DOM
4. 2026-06-15
   price $99,900 Active 20 DOM
5. 2026-06-15
   days on market $109,000 Active 20 DOM
6. 2026-06-13
   days on market $109,000 Active 18 DOM
7. 2026-06-13
   days on market $109,000 Active 17 DOM
8. 2026-06-09
   days on market $109,000 Active 14 DOM
9. 2026-06-08
   days on market $109,000 Active 13 DOM
10. 2026-06-07
    days on market $109,000 Active 12 DOM
11. 2026-06-05
    days on market $109,000 Active 9 DOM
12. 2026-06-03
    days on market $109,000 Active 8 DOM
13. 2026-06-02
    days on market $109,000 Active 7 DOM
14. 2026-06-01
    days on market $109,000 Active 6 DOM
15. 2026-05-31
    days on market $109,000 Active 5 DOM
16. 2026-05-12
    historical $109,000

ⓘ 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: $1,318 · $110/mo
• Projected year-2 tax: $1,409 · $117/mo
• Expected delta: +$91/yr (+$8/mo · 6.9%)

ⓘ 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: $14,397
• − Mortgage interest: −$5,596
• − Property taxes: −$1,318
• − Insurance: −$500
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,906
• Taxable income: $1,774
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $2,844/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

1 event — show timeline

• 2026-05-12 Coming Soon $109,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+8.9%/yr

Latest (2025): $1,318 · +14.4% YoY. Source: county tax records.