605 W Avene A · Hutchinson, KS 67501

$19,500

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 13 Days on market

Built 1910 0.26 ac lot ↓ 44% since listing

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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

Key facts

• 0.26 acre lot
• 4 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($778 rent vs $20k).

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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $135 of loan paydown is wiped out by about $585 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 $5k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $19,500

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. 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?
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: 3.99% ✓
• Cap rate: 35.80%
• Cash-on-cash: 105.39%
• DSCR: 5.69
• GRM: 2.1

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: —
• Equity multiple: 5.94×
• Total profit: $26,974
• Equity at exit: $2,908

10-year hold

• IRR: —
• Equity multiple: 12.20×
• Total profit: $61,159
• Equity at exit: $1,686

Cash invested: $5,460 (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: 2.1×

Monthly cashflow live

• Estimated rent: $778 medium
• Mortgage (P&I): −$102
• Tax est. 1.5%: −$24 /mo · $292/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $480

Break-even live

Break-even rent $171

Max offer price $19,500

Occupancy floor 33%

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: $4,875
• Closing costs: $585
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-20
   status Pending
2. 2026-04-07
   listed $19,500 Active
3. 2000-11-01
   soldstatus $35,000

ⓘ 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 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: $9,331
• − Mortgage interest: −$1,092
• − Property taxes: −$292
• − Insurance: −$98
• − Repairs & maintenance: −$746
• − Management: −$746
• − Depreciation: −$567
• Taxable income: $5,789
• Est. tax owed @ 24.0%: −$1,389
• After-tax cash flow: $4,365/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

-44.3% since first listed

3 events — show timeline

• 2026-04-20 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-07 Listed $19,500 SCKMLS as Distributed by MLS Grid
• 2000-11-01 Sold (Public Records) $35,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,412 · +47.4% YoY. Source: county tax records.