304 E 1st Ave · Hutchinson, KS 67501

$39,900

5 bd · 1.0 ba · 2,642 sqft · SingleFamily public records · 109 Days on market

Built 1920 9,148 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Selling in "as is"-"where is" condition with no warranty by seller. Needs much work. Zoned commercial.

Key facts

• 2nd floor bedroom
• Exterior renovations
• Commercial space

Tags

• MAIN FLOOR BATHROOM
• 2ND FLOOR BEDROOM
• INTERIOR RENOVATIONS
• EXTERIOR RENOVATIONS
• ZONED C-1
• COMMERCIAL SPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Frame construction with wood siding
• Exterior features: Covered patio; Partial wood fencing; Composition roof; Paved road access

Interior

• Kitchen: Includes dishwasher
• Bedrooms: One bedroom on the main level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air; Electric cooling; Window unit(s)
• Interior features: Dishwasher; Gas water heater; Full block basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% 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.
• Hutchinson Public Schools (town): math 15% / reading 25% proficiency, ranked #157 of 169 in KS (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mccandless Elementary (math 8% / reading 22%, grade F, #624 of 684 statewide, top 92%, 206 students, 93% FRL); Hutchinson Middle School 8 (math 11% / reading 22%, grade F, #172 of 219 statewide, top 79%, 295 students, 70% FRL); Hutchinson High School (math 11% / reading 19%, grade F, #249 of 327 statewide, top 79%, 1,299 students, 62% FRL) — zoned schools average 75% FRL vs 56% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 68 active listings in the ZIP; 40 units permitted in Reno County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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.
• Current owner paid $26k; list at $40k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 2.82% ✓
• Cap rate: 23.83%
• Cash-on-cash: 62.64%
• DSCR: 3.79
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.46% rent growth · sell at horizon

5-year hold

• IRR: 61.0%
• Equity multiple: 3.69×
• Total profit: $30,103
• Equity at exit: $5,949

10-year hold

• IRR: 65.4%
• Equity multiple: 7.42×
• Total profit: $71,714
• Equity at exit: $3,450

Cash invested: $11,172 (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 67501

• Rents YoY: 2.5%
• Active inventory: 68
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $583

Break-even live

Break-even rent $388

Max offer price $39,900

Occupancy floor 43%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $39,900 Active 109 DOM
2. 2026-06-18
   days on market $39,900 Active 108 DOM
3. 2026-06-17
   days on market $39,900 Active 107 DOM
4. 2026-06-16
   days on market $39,900 Active 106 DOM
5. 2026-06-15
   days on market $39,900 Active 105 DOM
6. 2026-06-14
   days on market $39,900 Active 103 DOM
7. 2026-06-12
   days on market $39,900 Active 102 DOM
8. 2026-06-09
   days on market $39,900 Active 99 DOM
9. 2026-06-08
   days on market $39,900 Active 98 DOM
10. 2026-06-07
    days on market $39,900 Active 97 DOM
11. 2026-06-05
    days on market $39,900 Active 94 DOM
12. 2026-06-02
    days on market $39,900 Active 92 DOM
13. 2026-06-01
    days on market $39,900 Active 91 DOM
14. 2026-05-31
    days on market $39,900 Active 90 DOM
15. 2026-05-30
    days on market $39,900 Active 89 DOM
16. 2026-03-18
    status Active
17. 2026-03-04
    status Pending
18. 2026-02-16
    listed $39,900 Active
19. 2007-03-01
    soldstatus $26,000
20. 2006-08-01
    soldstatus $27,000
21. 2006-03-17
    soldstatus 122-char remark

    Show marketing remark (122 chars)

    Selling in "as is"-"where is" condition with no warranty by seller. Needs much work. Zoned commercial.

22. 2006-02-09
    listed $17,000 122-char remark

    Show marketing remark (122 chars)

    Selling in "as is"-"where is" condition with no warranty by seller. Needs much work. Zoned commercial.

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $967 · $81/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,513
• − Mortgage interest: −$2,235
• − Property taxes: −$967
• − Insurance: −$200
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$1,161
• Taxable income: $6,789
• Est. tax owed @ 24.0%: −$1,629
• After-tax cash flow: $5,369/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: Hutchinson Public Schools
• NCES district ID: 2007620
• Math proficiency: 15% ▼ -9.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $39,264
• Composite: 16.85/100
• National rank: #9145
• State rank: #157 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

• Census place: Hutchinson, KS
• County: Reno County · 47,704 people
• City population: 47,704
• Metro: Hutchinson, KS
• Population (ZIP): 24,605
• Household income: $50,859
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 724.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 10% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Slovak 2% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 2% French/Haitian/Cajun 1%

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: ▼ -132.71%
• Current HPI: 203.1673
• Rent YoY: ▲ 2.46%
• Metro: Hutchinson, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+134.7% since first listed

7 events — show timeline

• 2026-03-18 Relisted — MKMLS as distributed by MLS GRID
• 2026-03-04 Pending — MKMLS as distributed by MLS GRID
• 2026-02-16 Listed $39,900 MKMLS as distributed by MLS GRID
• 2007-03-01 Sold (Public Records) $26,000 Public Records
• 2006-08-01 Sold (Public Records) $27,000 Public Records
• 2006-03-17 Sold (MLS) — MKMLS as distributed by MLS GRID
• 2006-02-09 Listed $17,000 MKMLS as distributed by MLS GRID

Property tax history

+7.2%/yr

Latest (2025): $967 · +7.9% YoY. Source: county tax records.