708 N 5th St · Atchison, KS 66002

$205,000

2 bd · 1.5 ba · 1,768 sqft · SingleFamily public records · 3 Days on market

Built 1920 6,750 sqft lot Est $212k · at est.

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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 +12.7/30.0
• ARV discount +9.0/15.0
• DSCR +3.8/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• 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

This charming home is bigger than it looks! The main level features a large living room, formal dining room as well as a breakfast area and an eat-in dining area attached to the kitchen which could be easily expanded, full bathroom, bedroom and even a sunroom that could be used as an additional non-conforming bedroom. Hardwoods under at least some of the carpeted rooms! The upper level is a primary suite to include a half bath and two closets. Unfinished basement with garage and plenty of storage space. Back deck and covered porch in front. Some newer windows, some newer plumbing. Step back in time or bring your ideas and updates!

Key facts

• 6,750 sq ft lot
• Garage
• Built 1920

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Attached garage (1 car); Basement access to parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 1,768 above-grade finished living area (per appraiser); Approximately 101 years old
• Construction: Lap siding exterior; Composition roof
• Exterior features: Lot approximately 75 x 90 feet; Lot area about 6,750 square feet; Not in a flood plain

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling with zoned controls
• Interior features: 1.5-story floor plan; Inside entrance to basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-24 ($-291/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (20.1% below list).
• Recommended offer: $164k (20.1% below list) — sets the bar for 1% rule.

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $163,722 (20.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $212,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 N 5th St	0.00mi	2/1.5	1,768 (0%)	19mo	$120,000	$68	84
401 Parallel St	0.17mi	3/2.5 (+1)	1,804 (+2%)	12mo	$227,800	$126	70
915 N 9th St	0.39mi	3/1.0 (+1)	1,808 (+2%)	3mo	$225,000	$124	68
121 N 10th St	0.63mi	3/1.5 (+1)	1,728 (-2%)	3mo	$65,000	$38	59
902 N 5th St	0.14mi	3/2.0 (+1)	1,628 (-8%)	19mo	$239,900	$147	57
811 N 6th St	0.13mi	3/2.0 (+1)	1,536 (-13%)	11mo	$185,000	$120	56
411 N 3rd St	0.25mi	3/2.0 (+1)	1,935 (+9%)	12mo	$162,000	$84	55
413 N 7th St	0.27mi	3/2.5 (+1)	1,558 (-12%)	10mo	$109,000	$70	50
411 N 10th St	0.51mi	3/1.0 (+1)	1,852 (+5%)	13mo	$125,000	$67	50
937 Riley St	0.43mi	3/1.5 (+1)	1,920 (+9%)	13mo	$243,000	$127	50
1121 N 6th St	0.42mi	3/2.0 (+1)	2,000 (+13%)	3mo	$298,000	$149	49
1213 Oak St	0.62mi	3/2.0 (+1)	1,988 (+12%)	8mo	$129,000	$65	37

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-34,801
• Equity at exit: $30,566

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-32,442
• Equity at exit: $17,725

Cash invested: $57,400 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$157 /mo · $1,887/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-24

Break-even live

Break-even rent $1,668

Max offer price $200,711

Occupancy floor 96%

Sensitivity live

Price	-10% $92	-5% $34	+0% $-24	+5% $-82	+10% $-140
Rent	-10% $-154	-5% $-89	+0% $-24	+5% $40	+10% $105
Rate	-1.0pp $79	-0.5pp $28	base $-24	+0.5pp $-77	+1.0pp $-131

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 St Atchison, KS	3.0	2.0	1360	$1,250	$0.92	12d	1	0.29mi
519 Commercial St Atchison, KS	3.0	2.0	2300	$2,400	$1.04	44d	1	0.48mi
1208 Santa Fe St Atchison, KS	3.0	1.0	1552	$1,600	$1.03	19d	1	0.80mi
928 S 6th St Atchison, KS	3.0	1.5	1439	$1,900	$1.32	44d	1	1.19mi

Listing history 3 events

1. 2026-06-18
   days on market $205,000 Coming Soon 3 DOM
2. 2026-06-17
   days on market $205,000 Coming Soon 2 DOM
3. 2026-06-15
   listed $205,000 Coming Soon 1 DOM

ⓘ 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: $1,887 · $157/mo
• Projected year-2 tax: $2,890 · $241/mo
• Expected delta: +$1,004/yr (+$84/mo · 53.2%)

ⓘ 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 2/10 Low
• 🌡 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: $19,647
• − Mortgage interest: −$11,483
• − Property taxes: −$1,887
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$5,964
• Taxable loss: −$3,855
• Est. tax savings @ 24.0%: +$925
• After-tax cash flow: $634/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

+70.8% since first listed

4 events — show timeline

• 2026-06-15 Coming Soon $205,000 Heartland MLS as Distributed by MLS Grid
• 2024-11-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-11-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-10-11 Listed $120,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $1,887 · +22.8% YoY. Source: county tax records.