621 William St · Effingham, KS 66023

$79,000

2 bd · 2.0 ba · 1,116 sqft · SingleFamily public records · 191 Days on market

Built 1975 0.28 ac lot ↓ 18% since listing

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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 +25.7/30.0
• DSCR +8.6/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Huge corner lot
• Nice size island
• Nice front deck

Tags

• SEPARATE DINING ROOM AREA
• LOTS OF CABINET SPACE
• NICE SIZE ISLAND
• FULL UNFINISHED BASEMENT
• HUGE CORNER LOT
• NICE FRONT DECK

Property features AI

Finance

• Other: Located inside city limits
• HOA & community: No association fees

Exterior

• Parking: Built-in parking; Basement garage entrance; Carport; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Raised ranch floor plan
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck; Shed(s); Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Microwave; Refrigerator; Free-standing electric oven
• Bedrooms: 2 bedrooms (1st floor)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms (one with shower over tub on first floor; one with shower only in basement)
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fan(s); Kitchen island; Eat-in kitchen and formal dining area
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#299 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, amenities F.
• Atchison County Community Schools (rural): math 24% / reading 36% proficiency, ranked #97 of 169 in KS (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Atchison County Community Elementary School (math 37% / reading 57%, grade D-, #200 of 684 statewide, top 33%, 246 students, 39% FRL); Atchison County Community Jr/Sr High (math 12% / reading 17%, grade F, #267 of 327 statewide, top 84%, 264 students, 47% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 12 units permitted in Atchison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($546 loan paydown + $5k appreciation (5.9% local appreciation)).
• Atchison County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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 1975 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $195,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5483 Edwards Rd	0.39mi	3/2.0 (+1)	1,232 (+10%)	22mo	$215,000	$175	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.57×
• Total profit: $34,641
• Equity at exit: $49,346

10-year hold

• IRR: 22.5%
• Equity multiple: 5.19×
• Total profit: $92,579
• Equity at exit: $89,215

Cash invested: $22,120 (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 66023

• Home prices YoY: 2.8%
• Active inventory: 9
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$136 /mo · $1,630/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $190

Break-even live

Break-even rent $738

Max offer price $79,000

Occupancy floor 76%

Sensitivity live

Price	-10% $235	-5% $212	+0% $190	+5% $167	+10% $145
Rent	-10% $113	-5% $151	+0% $190	+5% $228	+10% $267
Rate	-1.0pp $230	-0.5pp $210	base $190	+0.5pp $169	+1.0pp $149

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   statusdays on market $79,000 Pending 191 DOM
2. 2026-06-09
   days on market $79,000 Active 189 DOM
3. 2026-06-08
   days on market $79,000 Active 188 DOM
4. 2026-06-07
   days on market $79,000 Active 187 DOM
5. 2026-06-05
   days on market $79,000 Active 185 DOM
6. 2026-06-04
   days on market $79,000 Active 183 DOM
7. 2026-06-02
   days on market $79,000 Active 182 DOM
8. 2026-06-01
   pricedays on market $79,000 Active 181 DOM
9. 2026-05-31
   days on market $84,000 Active 180 DOM
10. 2026-05-31
    days on market $84,000 Active 179 DOM
11. 2026-04-13
    price $84,000
12. 2026-03-20
    price $89,000
13. 2026-02-05
    price $94,000
14. 2025-12-29
    price $99,000
15. 2025-12-02
    listed $102,000 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: $1,630 · $136/mo
• Projected year-2 tax: $1,630 · $136/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 3/10 Moderate 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,740
• − Mortgage interest: −$4,425
• − Property taxes: −$1,630
• − Insurance: −$395
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$2,298
• Taxable income: $1,113
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $2,011/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 County Community Schools
• NCES district ID: 2005700
• Math proficiency: 24% ▲ 1.00%
• Reading proficiency: 36% ▲ 5.00%
• Median HH income: $48,523
• Composite: 26.02/100
• National rank: #7312
• State rank: #97 of 169 in KS

Livability — Effingham

• Score: 65/100
• State rank: #299
• US rank: #13237

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Effingham, KS
• Population (ZIP): 954

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 (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Lithuanian 6% Slovak 4% Portuguese 1%
• Foreign-born: 0%

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: ▲ 5.94%
• Current HPI: 215.5132
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-17.6% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $84,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $89,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $94,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-29 Price Changed $99,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-02 Listed $102,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $1,630 · +17.9% YoY. Source: county tax records.