1024 Mound St · Atchison, KS 66002

$29,000

2 bd · 1.5 ba · 1,068 sqft · SingleFamily public records · 155 Days on market

Built 1940 6,534 sqft lot ↓ 59% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

• Full renovation
• Single-level layout
• Basement space

Tags

• FULL RENOVATION
• SINGLE-LEVEL LAYOUT
• BASEMENT SPACE

Property features AI

Finance

• Other: Property taxes listed ($797 annually)
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Ranch style
• Construction: Lap siding; Composition roof; Built 76–100 years ago
• Exterior features: Lot approximately 0.15 acres; Located inside city limits

Interior

• Bedrooms: 2 bedrooms on the first floor
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Ranch floor plan; Full walk-up basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.8% 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); Atchison High School (math 12% / reading 22%, grade F, #235 of 327 statewide, top 74%, 429 students, 56% FRL).
• Market conditions: 77 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $200 of loan paydown is wiped out by about $870 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $6k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1940 — 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: 4.09% ✓
• Cap rate: 35.78%
• Cash-on-cash: 105.30%
• DSCR: 5.69
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $162,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1037 Laramie St	0.19mi	2/1.0	999 (-6%)	3mo	$55,000	$55	76
917 L St	0.29mi	3/2.0 (+1)	1,053 (-1%)	10mo	$210,000	$199	69
1021 N 8th St	0.32mi	3/1.0 (+1)	1,008 (-6%)	2mo	$135,000	$134	68
923 N 7th St	0.36mi	3/2.0 (+1)	1,031 (-4%)	6mo	$142,000	$138	65
610 N 5th St	0.54mi	2/1.0	1,080 (+1%)	9mo	$167,000	$155	63
307 Riley St	0.62mi	3/1.0 (+1)	1,088 (+2%)	0mo	$211,000	$194	60
522 N 4th St	0.64mi	2/1.0	1,048 (-2%)	6mo	$68,000	$65	60
1423 Unity St	0.27mi	3/1.0 (+1)	1,197 (+12%)	2mo	$182,000	$152	59
1425 Unity St	0.28mi	2/1.0	910 (-15%)	4mo	$168,500	$185	57
929 N 7th St	0.35mi	2/1.0	1,212 (+14%)	3mo	$60,000	$50	56
1005 N 7 St	0.37mi	3/2.0 (+1)	1,200 (+12%)	10mo	$319,000	$266	47
1423 Hickory St	0.64mi	3/1.0 (+1)	1,010 (-5%)	10mo	$150,000	$149	45

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: —
• Equity multiple: 6.01×
• Total profit: $40,714
• Equity at exit: $4,324

10-year hold

• IRR: —
• Equity multiple: 12.58×
• Total profit: $94,020
• Equity at exit: $2,507

Cash invested: $8,120 (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 66002

• Active inventory: 77
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$152
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $713

Break-even live

Break-even rent $283

Max offer price $29,000

Occupancy floor 35%

Sensitivity live

Price	-10% $729	-5% $721	+0% $713	+5% $704	+10% $696
Rent	-10% $619	-5% $666	+0% $713	+5% $759	+10% $806
Rate	-1.0pp $727	-0.5pp $720	base $713	+0.5pp $705	+1.0pp $697

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 N 7th St Unit 414 Atchison, KS	2.0	1.0	950	$900	$0.95	2d	1	0.45mi
416 N 7th St Atchison, KS	1.0	1.0	850	$750	$0.88	2d	1	0.45mi
625 St Atchison, KS	3.0	2.0	1360	$1,250	$0.92	12d	1	0.47mi
321 N 4th St Atchison, KS	2.0	1.0	920	$1,000	$1.09	24d	1	0.64mi
1322 N 17th St Atchison, KS	2.0	1.0	920	$925	$1.01	8d	7	0.94mi
413 T St Atchison, KS	1.0	1.0	700	$1,400	$2.00	44d	1	1.28mi
928 S 6th St Atchison, KS	3.0	1.5	1439	$1,900	$1.32	44d	1	1.33mi

Listing history 25 events

1. 2026-06-18
   days on market $29,000 Active 155 DOM
2. 2026-06-17
   days on market $29,000 Active 154 DOM
3. 2026-06-16
   days on market $29,000 Active 153 DOM
4. 2026-06-15
   days on market $29,000 Active 152 DOM
5. 2026-06-13
   days on market $29,000 Active 150 DOM
6. 2026-06-13
   days on market $29,000 Active 149 DOM
7. 2026-06-09
   days on market $29,000 Active 146 DOM
8. 2026-06-08
   days on market $29,000 Active 145 DOM
9. 2026-06-07
   days on market $29,000 Active 144 DOM
10. 2026-06-05
    days on market $29,000 Active 141 DOM
11. 2026-06-03
    days on market $29,000 Active 140 DOM
12. 2026-06-02
    days on market $29,000 Active 139 DOM
13. 2026-06-01
    days on market $29,000 Active 138 DOM
14. 2026-05-31
    days on market $29,000 Active 137 DOM
15. 2026-05-13
    price $29,000
16. 2026-01-14
    listed $35,000 Active
17. 2025-08-12
    historical
18. 2025-04-09
    price $32,500
19. 2025-03-05
    price $43,500
20. 2025-02-12
    listed $48,500 Active
21. 2024-05-02
    historical
22. 2024-02-02
    listed $55,000 Active
23. 2024-02-01
    historical
24. 2023-10-03
    price $60,000
25. 2023-08-30
    listed $70,000 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: $716 · $60/mo
• Projected year-2 tax: $716 · $60/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 6/10 Major FEMA zone X (unshaded) · 73% 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: $14,223
• − Mortgage interest: −$1,624
• − Property taxes: −$716
• − Insurance: −$145
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$844
• Taxable income: $8,618
• Est. tax owed @ 24.0%: −$2,068
• After-tax cash flow: $6,482/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

-58.6% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $29,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-14 Listed $35,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-04-09 Price Changed $32,500 Heartland MLS as Distributed by MLS Grid
• 2025-03-05 Price Changed $43,500 Heartland MLS as Distributed by MLS Grid
• 2025-02-12 Listed $48,500 Heartland MLS as Distributed by MLS Grid
• 2024-05-02 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-02-02 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2024-02-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-10-03 Price Changed $60,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-30 Listed $70,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2025): $716 · -10.1% YoY. Source: county tax records.