109 N 12th St · Atchison, KS 66002

$195,000

4 bd · 2.0 ba · 1,855 sqft · SingleFamily public records · 6 Days on market

Built 1910 9,147 sqft lot Est $193k · 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 +17.3/30.0
• ARV discount +7.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• 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

Listing remarks MLS

Beautiful 4 Bedroom Brick Home , 2 full bathrooms . This home has beautiful woodwork and newly refinished wood floors . Large livingroom and formal diningroom . Large kitchen and appliances stay. Main floor laundry and bath on main. Upsstairs has 4 Large bedrooms and full bath. The home also has a full basement and newer Furnace and central air and newer hot water tank . The roof is only 2+ years old . The home also has nice big front porch and large deck and fenced in backyard and to add to all of this it has a large 24X46 detatched garage and driveway next to home . This a defintley must see Home !!!!

Key facts

• Gorgeous woodwork
• Formal dining room
• Large kitchen

Tags

• LARGE KITCHEN
• MAIN-FLOOR LAUNDRY
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• GORGEOUS WOODWORK
• FULL BASEMENT

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached garage facing front; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2-story floor plan; Above-grade living area recorded from public records
• Construction: Brick and frame construction; Composition roof
• Exterior features: Deck; Porch; Wood fencing; City lot with dimensions 80x112

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Gas Range
• Bedrooms: 4 bedrooms (main and second levels)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling (has cooling)
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry room on main level; Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (3.2% below list).
• Recommended offer: $189k (3.2% 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 Middle School (math 18% / reading 21%, grade F, #152 of 219 statewide, top 72%, 313 students, 65% FRL); Atchison High School (math 12% / reading 22%, grade F, #235 of 327 statewide, top 74%, 429 students, 56% FRL).
• Market conditions: 79 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 37% 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $188,754 (3.2% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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?
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: 0.97% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $192,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 N 12th St	0.00mi	4/2.0	1,855 (0%)	0mo	$195,000	$105	100
121 N 10th St	0.24mi	3/1.5 (-1)	1,728 (-7%)	3mo	$65,000	$38	68
1127 Kearney St	0.44mi	4/2.0	1,900 (+2%)	12mo	$130,000	$68	66
411 N 10th St	0.33mi	3/1.0 (-1)	1,852 (-0%)	13mo	$125,000	$67	64
1207 Atchison St	0.21mi	3/1.0 (-1)	1,619 (-13%)	2mo	$168,500	$104	59
1121 Kansas Ave	0.08mi	3/2.0 (-1)	1,590 (-14%)	11mo	$165,000	$104	59
1026 Kearney St	0.44mi	4/3.0	2,011 (+8%)	8mo	$29,900	$15	55
915 N 9th St	0.70mi	3/1.0 (-1)	1,808 (-2%)	3mo	$225,000	$124	51
1501 Commercial St	0.32mi	3/1.5 (-1)	1,661 (-10%)	13mo	$199,000	$120	50
937 Riley St	0.58mi	3/1.5 (-1)	1,920 (+4%)	13mo	$243,000	$127	49
509 Laramie St	0.74mi	4/2.0	2,014 (+9%)	9mo	$160,000	$79	44
421 N 7th St	0.59mi	4/2.0	1,620 (-13%)	20mo	$39,950	$25	35

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-22,546
• Equity at exit: $29,075

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-7,893
• Equity at exit: $16,860

Cash invested: $54,600 (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: 79
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$246 /mo · $2,948/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $142

Break-even live

Break-even rent $1,708

Max offer price $195,000

Occupancy floor 87%

Sensitivity live

Price	-10% $252	-5% $197	+0% $142	+5% $86	+10% $31
Rent	-10% $-7	-5% $67	+0% $142	+5% $216	+10% $291
Rate	-1.0pp $240	-0.5pp $191	base $142	+0.5pp $91	+1.0pp $40

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Santa Fe St Atchison, KS	3.0	1.0	1552	$1,600	$1.03	21d	1	0.14mi
917 Kansas Ave Atchison, KS	4.0	2.0	2038	$1,800	$0.88	12d	1	0.32mi
625 St Atchison, KS	3.0	2.0	1360	$1,250	$0.92	13d	1	0.60mi
519 Commercial St Atchison, KS	3.0	2.0	2300	$2,400	$1.04	45d	1	0.64mi
928 S 6th St Atchison, KS	3.0	1.5	1439	$1,900	$1.32	45d	1	0.94mi

Listing history 5 events

1. 2026-04-29
   status Pending
2. 2026-04-23
   listed $195,000 Active
3. 2024-02-09
   soldstatus Closed 612-char remark

   Show marketing remark (612 chars)

   Beautiful 4 Bedroom Brick Home , 2 full bathrooms . This home has beautiful woodwork and newly refinished wood floors . Large livingroom and formal diningroom . Large kitchen and appliances stay. Main floor laundry and bath on main. Upsstairs has 4 Large bedrooms and full bath. The home also has a full basement and newer Furnace and central air and newer hot water tank . The roof is only 2+ years old . The home also has nice big front porch and large deck and fenced in backyard and to add to all of this it has a large 24X46 detatched garage and driveway next to home . This a defintley must see Home !!!!

4. 2024-01-01
   status Pending 612-char remark

   Show marketing remark (612 chars)

   Beautiful 4 Bedroom Brick Home , 2 full bathrooms . This home has beautiful woodwork and newly refinished wood floors . Large livingroom and formal diningroom . Large kitchen and appliances stay. Main floor laundry and bath on main. Upsstairs has 4 Large bedrooms and full bath. The home also has a full basement and newer Furnace and central air and newer hot water tank . The roof is only 2+ years old . The home also has nice big front porch and large deck and fenced in backyard and to add to all of this it has a large 24X46 detatched garage and driveway next to home . This a defintley must see Home !!!!

5. 2023-12-08
   listed $165,000 Active 612-char remark

   Show marketing remark (612 chars)

   Beautiful 4 Bedroom Brick Home , 2 full bathrooms . This home has beautiful woodwork and newly refinished wood floors . Large livingroom and formal diningroom . Large kitchen and appliances stay. Main floor laundry and bath on main. Upsstairs has 4 Large bedrooms and full bath. The home also has a full basement and newer Furnace and central air and newer hot water tank . The roof is only 2+ years old . The home also has nice big front porch and large deck and fenced in backyard and to add to all of this it has a large 24X46 detatched garage and driveway next to home . This a defintley must see Home !!!!

ⓘ 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: $2,948 · $246/mo
• Projected year-2 tax: $2,948 · $246/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: $22,650
• − Mortgage interest: −$10,923
• − Property taxes: −$2,948
• − Insurance: −$975
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$5,673
• Taxable loss: −$1,492
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $2,058/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

+18.2% since first listed

5 events — show timeline

• 2026-04-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 2024-02-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-01-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-12-08 Listed $165,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $2,948 · +13.2% YoY. Source: county tax records.