318 1/2 E 5th Ave · Hutchinson, KS 67501

$50,000

2 bd · 1.0 ba · 443 sqft · SingleFamily · 32 Days on market

Built 1920 Fair condition 7,841 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Key facts

• Covered front porch
• Tree-lined yard
• 7,841 sq ft lot

Tags

• MULTI-TONED TILE BACKSPLASH
• GRANITE-LOOK COUNTERTOPS
• BRIGHT WHITE CABINETS
• POLISHED HARDWOOD FLOORS
• COVERED FRONT PORCH
• TREE-LINED YARD

Property features AI

Finance

• Other: Lot size approximately 0.18 acres

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Paved road access

Interior

• Kitchen: Refrigerator
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full main-level bathroom
• Heating & cooling: Space heater for heating; Ceiling fan(s) for cooling
• Interior features: Refrigerator included; No fireplace; Crawl space basement
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($720 rent vs $50k).
• Recommended offer: $48k (3.0% 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: 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).
• 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).
• This rent is only 17% of the median local income ($51k/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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.44% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.14%
• DSCR: 1.85
• GRM: 5.8

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: 10.5%
• Equity multiple: 1.41×
• Total profit: $5,745
• Equity at exit: $7,455

10-year hold

• IRR: 19.1%
• Equity multiple: 2.56×
• Total profit: $21,785
• Equity at exit: $4,323

Cash invested: $14,000 (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 67501

• Rents YoY: 2.5%
• Active inventory: 68
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $720 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$151
• Net cashflow: $223

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 64%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $50,000 Active 32 DOM
2. 2026-06-18
   days on market $50,000 Active 31 DOM
3. 2026-06-17
   days on market $50,000 Active 30 DOM
4. 2026-06-16
   days on market $50,000 Active 29 DOM
5. 2026-06-15
   days on market $50,000 Active 28 DOM
6. 2026-06-14
   days on market $50,000 Active 26 DOM
7. 2026-06-12
   pricedays on market $50,000 Active 25 DOM
8. 2026-06-09
   days on market $55,000 Active 22 DOM
9. 2026-06-08
   days on market $55,000 Active 21 DOM
10. 2026-06-07
    days on market $55,000 Active 20 DOM
11. 2026-06-05
    days on market $55,000 Active 17 DOM
12. 2026-06-02
    days on market $55,000 Active 15 DOM
13. 2026-06-01
    days on market $55,000 Active 14 DOM
14. 2026-05-31
    days on market $55,000 Active 13 DOM
15. 2026-05-30
    days on market $55,000 Active 12 DOM
16. 2026-05-19
    listed $55,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $8,641
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$691
• − Management: −$691
• − Depreciation: −$1,455
• Taxable income: $2,003
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $2,199/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.

Condition & rehab AI · 15 photos

Fair 45/100 Moderate rehab

The property requires moderate renovations to improve its curb appeal and resale value. Immediate repairs are needed for the porch flooring and exterior siding, while routine maintenance includes painting the interior walls and replacing worn-out flooring.

Repairs flagged

• Major porch flooring — severe wear and tear
• Moderate exterior siding — existing siding appears weathered
• Major landscaping — overgrown yard and lack of landscaping

Value-add opportunities

• Both landscaping and curb appeal — improves curb appeal and resale value
• Both exterior siding — enhances curb appeal and resale value
• Both porch flooring — improves functionality and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
porch flooring · severe wear and tear	Major	$15,000–50,000
exterior siding · existing siding appears weathered	Moderate	$3,000–15,000
landscaping · overgrown yard and lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both landscaping and curb appeal — improves curb appeal and resale value ↑
• Both exterior siding — enhances curb appeal and resale value ↑
• Both porch flooring — improves functionality and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-19 Listed $55,000 MKMLS as distributed by MLS GRID