1119 Mound St · Atchison, KS 66002

$159,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 98 Days on market

Built 1962 0.40 ac lot Est $165k · at est. ↓ 9% since listing

---

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 +16.8/30.0
• ARV discount +9.2/15.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• 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

• Laundry room
• Single floor living
• Large lot

Tags

• RAISED RANCH
• SINGLE FLOOR LIVING
• LAUNDRY ROOM
• LARGE LOT
• TWO SHEDS
• FULL BASEMENT

Property features AI

Finance

• Other: Living area listed as 1,260 square feet; Above-grade finished area source: public records; Below-grade finished area source: public records; Directions: From listing office turn left onto 10th St. Remain on 10th St to Mound then turn left onto Mound St to the property located on the right side.
• HOA & community: No association fees

Exterior

• Parking: 1-car garage; Basement access to parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Composition roof; Built approximately 51–75 years ago
• Exterior features: Lot approximately 17,325 square feet; Flood plain status: unknown

Interior

• Bedrooms: 3 bedrooms (one bedroom located in the basement)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric central cooling
• Interior features: Raised ranch floor plan; Basement bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $47 ($570/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 $146k (8.5% below list).
• Recommended offer: $145k (9.0% 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: 77 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 98 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $165,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1423 Unity St	0.14mi	3/1.0	1,197 (-5%)	2mo	$182,000	$152	83
1205 Mound Dr	0.08mi	3/1.0	1,408 (+12%)	2mo	$185,000	$131	75
929 N 7th St	0.47mi	2/1.0 (-1)	1,212 (-4%)	3mo	$60,000	$50	64
1512 Atchison St	0.57mi	2/1.0 (-1)	1,296 (+3%)	6mo	$84,500	$65	58
1005 N 7 St	0.48mi	3/2.0	1,200 (-5%)	10mo	$319,000	$266	57
1408 Oak St	0.62mi	3/2.0	1,232 (-2%)	8mo	$218,000	$177	56
915 Kansas Ave	0.58mi	2/1.0 (-1)	1,346 (+7%)	7mo	$117,500	$87	51
1517 Commercial St	0.73mi	2/1.5 (-1)	1,255 (-0%)	9mo	$78,000	$62	50
1134 Atchison St	0.41mi	3/2.0	1,403 (+11%)	10mo	$95,000	$68	50
1516 Santa Fe St	0.65mi	3/1.0	1,410 (+12%)	3mo	$45,000	$32	48
610 N 5th St	0.68mi	2/1.0 (-1)	1,080 (-14%)	9mo	$167,000	$155	32
1519 Kansas Ave	0.68mi	2/1.5 (-1)	1,098 (-13%)	11mo	$184,500	$168	31

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-22,718
• Equity at exit: $23,707

10-year hold

• IRR: -5.5%
• Equity multiple: 0.65×
• Total profit: $-15,793
• Equity at exit: $13,747

Cash invested: $44,520 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$834
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$66
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $47

Break-even live

Break-even rent $1,395

Max offer price $159,000

Occupancy floor 92%

Sensitivity live

Price	-10% $137	-5% $92	+0% $47	+5% $2	+10% $-43
Rent	-10% $-67	-5% $-10	+0% $47	+5% $105	+10% $162
Rate	-1.0pp $128	-0.5pp $88	base $47	+0.5pp $6	+1.0pp $-36

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.49mi
414 N 7th St Unit 414 Atchison, KS	2.0	1.0	950	$900	$0.95	2d	1	0.61mi
625 St Atchison, KS	3.0	2.0	1360	$1,250	$0.92	12d	1	0.64mi
1322 N 17th St Atchison, KS	2.0	1.0	920	$925	$1.01	8d	7	0.77mi
321 N 4th St Atchison, KS	2.0	1.0	920	$1,000	$1.09	24d	1	0.81mi
928 S 6th St Atchison, KS	3.0	1.5	1439	$1,900	$1.32	44d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $159,000 Active 98 DOM
2. 2026-06-17
   days on market $159,000 Active 97 DOM
3. 2026-06-16
   days on market $159,000 Active 96 DOM
4. 2026-06-15
   days on market $159,000 Active 95 DOM
5. 2026-06-13
   days on market $159,000 Active 93 DOM
6. 2026-06-13
   days on market $159,000 Active 92 DOM
7. 2026-06-09
   days on market $159,000 Active 89 DOM
8. 2026-06-08
   days on market $159,000 Active 88 DOM
9. 2026-06-07
   days on market $159,000 Active 87 DOM
10. 2026-06-05
    days on market $159,000 Active 84 DOM
11. 2026-06-03
    days on market $159,000 Active 83 DOM
12. 2026-06-02
    days on market $159,000 Active 82 DOM
13. 2026-06-01
    days on market $159,000 Active 81 DOM
14. 2026-05-31
    days on market $159,000 Active 80 DOM
15. 2026-04-07
    price $159,000
16. 2026-03-12
    listed $169,900 Active
17. 2025-11-24
    historical
18. 2025-07-14
    price $169,000
19. 2025-05-28
    listed $175,000 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: $1,757 · $146/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$485/yr (+$40/mo · 27.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% 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: $17,460
• − Mortgage interest: −$8,906
• − Property taxes: −$1,757
• − Insurance: −$1,462
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$4,625
• Taxable loss: −$2,084
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $1,070/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

-9.1% since first listed

5 events — show timeline

• 2026-04-07 Price Changed $159,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-12 Listed $169,900 Heartland MLS as Distributed by MLS Grid
• 2025-11-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-07-14 Price Changed $169,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-28 Listed $175,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $1,757 · +14.3% YoY. Source: county tax records.