123 E Atkinson Ave · Pittsburg, KS 66762

$100,000

2 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 5 Days on market

Built 1935 1.00 ac lot $82/sqft · 41% below area Est $170k · 41% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.9/10.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 2-bedroom, 1-bath home situated on a full acre! Featuring hardwood floors throughout, a generous living space, and an unfinished basement ready for storage or future expansion, this property offers plenty of potential. The oversized 2-car detached garage provides ample room for vehicles, hobbies, or a workshop. Enjoy the large lot and convenient highway access. Bring your ideas and make this home your own! Don't miss this opportunity!

Key facts

• Unfinished basement
• Large lot
• Highway access

Tags

• HARDWOOD FLOORS
• UNFINISHED BASEMENT
• OVERSIZED DETACHED GARAGE
• LARGE LOT
• HIGHWAY ACCESS

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached garage; Two garage spaces; Additional parking labeled as 'Other'
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence (Residential); Bungalow style; One story (main-level living)
• Construction: Composition roof; Construction materials listed as other; Home is over 100 years old
• Exterior features: Screened patio/porch; Outbuilding on the property; Property not in a flood plain; Approximately 1 acre lot

Interior

• Kitchen: Refrigerator included; Kitchen on the main level with vinyl flooring (approx. 12.0 x 10.11)
• Bedrooms: Two bedrooms located on the main level (approx. 11.1 x 11.3 and 11.9 x 11.4)
• Flooring: Vinyl flooring in kitchen, bathroom, and utility room
• Bathrooms: One full bathroom on the main level (vinyl flooring)
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Window coverings and storm windows with wood window frames; Smoke detector(s); Bungalow-style floor plan; Unfinished partial basement
• Laundry & utility: Main-level utility room with vinyl flooring (approx. 12.0 x 8.2)

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 $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.5% vs local median 5.4% in Pittsburg — 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 (#270 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: schools D, crime F, amenities F.
• Pittsburg (town): math 29% / reading 31% proficiency, ranked #111 of 169 in KS (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+13.8%/yr); 142 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 65 units permitted in Crawford 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $100k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1935 — 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. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 7.0

CMA / ARV

• ARV (median comp): $170,208
• List price: $100,000
• Delta: -41.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 S Hugh St	0.24mi	3/2.0 (+1)	1,296 (+6%)	1mo	$132,000	$102	69
513 Kennedy St	0.35mi	3/2.0 (+1)	1,125 (-8%)	1mo	$199,900	$178	60
808 E Atkinson St	0.51mi	3/1.0 (+1)	1,305 (+7%)	4mo	$125,000	$96	56
409 Kennedy St	0.38mi	3/2.0 (+1)	1,176 (-4%)	16mo	$189,500	$161	54
517 Kennedy St	0.34mi	3/2.0 (+1)	1,132 (-7%)	14mo	$195,500	$173	51
605 E 27th St	0.65mi	3/1.5 (+1)	1,268 (+4%)	6mo	$164,900	$130	51
401 W Mckinley St	0.53mi	3/2.0 (+1)	1,240 (+2%)	16mo	$150,000	$121	50
500 Valley View Dr	0.34mi	3/2.0 (+1)	1,391 (+14%)	9mo	$180,000	$129	44
1009 E 31st N/A	0.72mi	3/1.0 (+1)	1,334 (+9%)	9mo	$140,000	$105	39
4015 N Mount Carmel Rd	0.37mi	3/2.0 (+1)	1,384 (+13%)	18mo	$165,000	$119	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.25×
• Total profit: $7,051
• Equity at exit: $14,910

10-year hold

• IRR: 19.5%
• Equity multiple: 3.03×
• Total profit: $56,700
• Equity at exit: $8,646

Cash invested: $28,000 (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 66762

• Rents YoY: 13.8%
• Active inventory: 142
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $266

Break-even live

Break-even rent $857

Max offer price $100,000

Occupancy floor 73%

Sensitivity live

Price	-10% $323	-5% $294	+0% $266	+5% $238	+10% $209
Rent	-10% $172	-5% $219	+0% $266	+5% $313	+10% $360
Rate	-1.0pp $316	-0.5pp $291	base $266	+0.5pp $240	+1.0pp $214

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
544 E 23rd St Pittsburg, KS	3.0	2.0	1190	$1,800	$1.51	45d	1	0.95mi

Listing history 20 events

1. 2026-06-21
   days on market $100,000 Active 5 DOM
2. 2026-06-19
   days on market $100,000 Active 3 DOM
3. 2026-06-18
   days on market $100,000 Active 2 DOM
4. 2026-06-17
   days on marketlisting id $100,000 Active 1 DOM

   Show marketing remark (467 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home situated on a full acre! Featuring hardwood floors throughout, a generous living space, and an unfinished basement ready for storage or future expansion, this property offers plenty of potential. The oversized 2-car detached garage provides ample room for vehicles, hobbies, or a workshop. Enjoy the large lot and convenient highway access. Bring your ideas and make this home your own! Don't miss this opportunity!

5. 2026-06-10
   days on market $100,000 Active 76 DOM
6. 2026-06-09
   days on market $100,000 Active 75 DOM
7. 2026-06-08
   days on market $100,000 Active 74 DOM
8. 2026-06-07
   days on market $100,000 Active 73 DOM
9. 2026-06-05
   days on market $100,000 Active 70 DOM
10. 2026-06-03
    days on market $100,000 Active 69 DOM
11. 2026-06-02
    days on market $100,000 Active 68 DOM
12. 2026-06-01
    days on market $100,000 Active 67 DOM
13. 2026-05-31
    days on market $100,000 Active 66 DOM
14. 2026-05-30
    days on market $100,000 Active 65 DOM
15. 2026-05-15
    price $100,000 466-char remark
16. 2026-04-22
    price $110,000 466-char remark
17. 2026-03-27
    listed $125,000 Active 466-char remark
18. 2026-03-26
    historical $125,000 466-char remark
19. 2019-08-19
    soldstatus
20. 1998-06-01
    soldstatus $45,000

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$78/yr (+$6/mo · 5.9%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,324
• − Mortgage interest: −$5,602
• − Property taxes: −$1,332
• − Insurance: −$500
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,909
• Taxable income: $1,690
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $2,786/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: Pittsburg
• NCES district ID: 2010710
• Math proficiency: 29% ▼ -5.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $33,608
• Composite: 24.63/100
• National rank: #7629
• State rank: #111 of 169 in KS

Livability — Pittsburg

• Score: 66/100
• State rank: #270
• US rank: #12149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsburg, KS
• County: Crawford County · 24,907 people
• City population: 24,907
• Metro: Pittsburg, KS
• Population (ZIP): 24,907
• Household income: $50,511
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1186.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.14%
• Current HPI: 158.7878
• Rent YoY: ▲ 13.80%
• Metro: Pittsburg, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+122.2% since first listed

9 events — show timeline

• 2026-06-17 Listed $100,000 OGAR
• 2026-06-16 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $100,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-26 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2019-08-19 Sold (Public Records) — Public Records
• 1998-06-01 Sold (Public Records) $45,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,332 · +6.4% YoY. Source: county tax records.