1524 Kansas Ave · Atchison, KS 66002

$76,000

3 bd · 1.0 ba · 1,182 sqft · SingleFamily public records · 3 Days on market

Built 1900 10,019 sqft lot Est $142k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

• Spacious yard
• Front porch
• Convenient location

Tags

• FRONT PORCH
• SPACIOUS YARD
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Living area listed as 1,182 (source: public records)
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Composition roof; Home is over 100 years old
• Exterior features: Lot approximately 10,019 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling (air conditioning)
• Interior features: Partial basement; Bungalow floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Cap rate 15.1% 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: 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $525 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,000

Questions for the listing agent

1. Built in 1900 — 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. 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.
5. 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.
6. 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: 1.84% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.33%
• DSCR: 2.39
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $141,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1517 Commercial St	0.04mi	2/1.5 (-1)	1,255 (+6%)	9mo	$78,000	$62	73
1519 Kansas Ave	0.03mi	2/1.5 (-1)	1,098 (-7%)	11mo	$184,500	$168	71
510 S 18th St	0.42mi	3/1.0	1,152 (-2%)	9mo	$189,000	$164	69
1512 Atchison St	0.16mi	2/1.0 (-1)	1,296 (+10%)	6mo	$84,500	$65	66
1604 Santa Fe St	0.12mi	3/1.5	1,056 (-11%)	10mo	$129,000	$122	66
1423 Unity St	0.73mi	3/1.0	1,197 (+1%)	2mo	$182,000	$152	62
808 Ann St	0.58mi	3/1.0	1,258 (+6%)	1mo	$134,900	$107	61
1601 Santa Fe St	0.13mi	3/2.0	1,053 (-11%)	13mo	$125,000	$119	61
713 N 13 St	0.51mi	2/1.0 (-1)	1,058 (-10%)	11mo	$99,900	$94	44
1123 Kearney St	0.62mi	2/2.0 (-1)	1,248 (+6%)	14mo	$150,000	$120	41
1019 Atchison St	0.62mi	3/2.0	1,064 (-10%)	13mo	$210,000	$197	39
915 Kansas Ave	0.70mi	2/1.0 (-1)	1,346 (+14%)	7mo	$117,500	$87	33

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: 26.2%
• Equity multiple: 2.09×
• Total profit: $23,108
• Equity at exit: $11,332

10-year hold

• IRR: 33.9%
• Equity multiple: 4.09×
• Total profit: $65,840
• Equity at exit: $6,571

Cash invested: $21,280 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$399
• Tax from tax record: −$121 /mo · $1,458/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $556

Break-even live

Break-even rent $698

Max offer price $76,000

Occupancy floor 55%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.94mi
414 N 7th St Unit 414 Atchison, KS	2.0	1.0	950	$900	$0.95	2d	1	0.95mi
1322 N 17th St Atchison, KS	2.0	1.0	920	$925	$1.01	7d	7	1.04mi
321 N 4th St Atchison, KS	2.0	1.0	920	$1,000	$1.09	24d	1	1.13mi
928 S 6th St Atchison, KS	3.0	1.5	1439	$1,900	$1.32	44d	1	1.27mi

Listing history 3 events

1. 2026-06-18
   days on market $76,000 Active 3 DOM
2. 2026-06-17
   days on market $76,000 Active 2 DOM
3. 2026-06-15
   listed $76,000 Active 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: $1,458 · $121/mo
• Projected year-2 tax: $1,458 · $121/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 4/10 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: $16,820
• − Mortgage interest: −$4,257
• − Property taxes: −$1,458
• − Insurance: −$380
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$2,211
• Taxable income: $5,823
• Est. tax owed @ 24.0%: −$1,397
• After-tax cash flow: $5,270/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

1 event — show timeline

• 2026-06-15 Listed $76,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $1,458 · +10.7% YoY. Source: county tax records.