7210 E 30th Ave · Hutchinson, KS 67502

$90,000

2 bd · 1.0 ba · 696 sqft · SingleFamily · 81 Days on market

Built 1966 1.87 ac lot

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Why this score? — see what drove the C 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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Recent updates
• Cellar
• Large storage shed

Tags

• DETACHED GARAGE
• LARGE STORAGE SHED
• CELLAR
• RECENT UPDATES

Property features AI

Exterior

• Parking: Detached or attached garage not specified, includes 1 garage space; One total parking space
• Utilities: Private well water; No public sewer
• Home design: Single-family residence; Residential property
• Construction: Constructed with other materials
• Exterior features: Partial fencing; Some areas without fencing; Composition roof; Paved road access; Approximately 1.87-acre lot

Interior

• Bedrooms: Two main-level bedrooms
• Flooring: Laminate; Vinyl; Other
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning; Electric cooling
• Interior features: Laminate and vinyl flooring; Ceiling fan(s)
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($914 rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#199 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D+, employment D+, amenities F.
• Buhler (rural): math 30% / reading 41% proficiency, ranked #52 of 169 in KS (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Plum Creek Elementary (math 37% / reading 52%, grade F, #228 of 684 statewide, top 38%, 467 students, 33% FRL); Buhler High (math 22% / reading 27%, grade F, #105 of 327 statewide, top 49%, 653 students, 29% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 156 active listings in the ZIP; 40 units permitted in Reno County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Reno County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.41% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-3,199
• Equity at exit: $13,419

10-year hold

• IRR: 7.8%
• Equity multiple: 1.62×
• Total profit: $15,674
• Equity at exit: $7,782

Cash invested: $25,200 (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 67502

• Rents YoY: 4.4%
• Active inventory: 156
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $914 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $158

Break-even live

Break-even rent $714

Max offer price $90,000

Occupancy floor 78%

Sensitivity live

Price	-10% $209	-5% $184	+0% $158	+5% $133	+10% $107
Rent	-10% $86	-5% $122	+0% $158	+5% $195	+10% $231
Rate	-1.0pp $204	-0.5pp $181	base $158	+0.5pp $135	+1.0pp $111

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $90,000 Active 81 DOM
2. 2026-06-18
   days on market $90,000 Active 80 DOM
3. 2026-06-17
   days on market $90,000 Active 79 DOM
4. 2026-06-16
   days on market $90,000 Active 78 DOM
5. 2026-06-15
   days on market $90,000 Active 77 DOM
6. 2026-06-14
   days on market $90,000 Active 75 DOM
7. 2026-06-12
   days on market $90,000 Active 74 DOM
8. 2026-06-09
   days on market $90,000 Active 71 DOM
9. 2026-06-08
   days on market $90,000 Active 70 DOM
10. 2026-06-07
    days on market $90,000 Active 69 DOM
11. 2026-06-03
    days on market $90,000 Active 65 DOM
12. 2026-06-02
    days on market $90,000 Active 64 DOM
13. 2026-06-01
    days on market $90,000 Active 63 DOM
14. 2026-05-31
    days on market $90,000 Active 62 DOM
15. 2026-05-30
    days on market $90,000 Active 61 DOM
16. 2026-03-31
    listed $90,000 Active
17. 2024-09-21
    historical
18. 2024-09-20
    status Active
19. 2024-08-23
    status Pending
20. 2024-08-14
    price $60,000
21. 2024-07-01
    listed $80,000 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: $652 · $54/mo
• Projected year-2 tax: $1,269 · $106/mo
• Expected delta: +$617/yr (+$51/mo · 94.6%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,971
• − Mortgage interest: −$5,041
• − Property taxes: −$652
• − Insurance: −$450
• − Repairs & maintenance: −$878
• − Management: −$878
• − Depreciation: −$2,618
• Taxable income: $454
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $1,792/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: Buhler
• NCES district ID: 2004200
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 41% ▲ 3.00%
• Median HH income: $57,144
• Composite: 31.41/100
• National rank: #5989
• State rank: #52 of 169 in KS

Livability — Hutchinson

• Score: 69/100
• State rank: #199
• US rank: #8963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Reno County · 47,704 people
• City population: 47,704
• Metro: Hutchinson, KS
• Population (ZIP): 23,099
• Household income: $74,955
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 639.0

Population outlook (Reno County) Hauer SSP2

• Today (2025): 63,149 people
• By 2030: 62,477 · -1.1%
• By 2040: 60,901 · -3.6%
• By 2050: 59,679 · -5.5%
• By 2075: 58,792 · -6.9%
• By 2100: 56,900 · -9.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Reno

• 2024 margin: Solid R (+34.5) · D 31.8% · R 66.2% · Other 2.0%
• 2008→2024 swing: -11.1pp toward R · 2008: -23.4pp · 2024: -34.5pp
• All cycles: 2024: R+34.5 2020: R+34.3 2016: R+36.0 2012: R+31.5 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.49%
• Current HPI: 179.1154
• Rent YoY: ▲ 4.41%
• Metro: Hutchinson, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+12.5% since first listed

6 events — show timeline

• 2026-03-31 Listed $90,000 MKMLS as distributed by MLS GRID
• 2024-09-21 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2024-09-20 Relisted — SCKMLS as Distributed by MLS Grid
• 2024-08-23 Pending — SCKMLS as Distributed by MLS Grid
• 2024-08-14 Price Changed $60,000 SCKMLS as Distributed by MLS Grid
• 2024-07-01 Listed $80,000 SCKMLS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2025): $652 · +2.5% YoY. Source: county tax records.