720 E 8th Ave · Hutchinson, KS 67501

$95,000

4 bd · 2.0 ba · 1,244 sqft · SingleFamily public records · 49 Days on market

Built 1910 6,970 sqft 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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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

Welcome home to a large living room with new carpet, tall ceilings and tons of natural light. Off the living room is the first bedroom with new carpet, laundry room including washer & dryer and master bedroom, complete with new carpet and ensuite featuring subway tile, glass mosaic accents and laminate wood flooring. Kitchen has tall cabinets and comes equipped with refrigerator and stove. Continuing through house and you will find two additional bedrooms and full bath with new shower surround. Attic has interior staircase and is completely floored and vented; could provide additional living and/or recreational space with completion. Exterior perks include fantastic covered front porch, large yard, alley access and detached building that could provide additional storage or parking with some TLC. This home is a great family option, or smart investment property.

Key facts

• Master ensuite
• Tall cabinets
• Subway tile

Tags

• MASTER ENSUITE
• SUBWAY TILE
• GLASS MOSAIC ACCENTS
• LAMINATE WOOD FLOORING
• TALL CABINETS
• INTERIOR STAIRCASE

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half stories
• Construction: Vinyl siding; Composition roof
• Exterior features: Paved road access

Interior

• Kitchen: Gas range
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Natural gas heating; Central electric air conditioning
• Interior features: Gas range; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (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: 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 $657 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 49 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $8k; list at $95k implies a 1018% gain — meaningful room to come down on a strong offer.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 7.7

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,101
• Equity at exit: $14,165

10-year hold

• IRR: 6.0%
• Equity multiple: 1.43×
• Total profit: $11,554
• Equity at exit: $8,214

Cash invested: $26,600 (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 67501

• Rents YoY: 2.5%
• Active inventory: 68
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $202

Break-even live

Break-even rent $772

Max offer price $95,000

Occupancy floor 75%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-13
   status Pending
2. 2026-05-06
   status Active
3. 2026-05-02
   status Pending
4. 2026-04-01
   status Active
5. 2026-03-08
   status Pending
6. 2026-02-25
   listed $95,000 Active
7. 2020-01-24
   soldstatus 878-char remark

   Show marketing remark (878 chars)

   Welcome home to a large living room with new carpet, tall ceilings and tons of natural light. Off the living room is the first bedroom with new carpet, laundry room including washer & dryer and master bedroom, complete with new carpet and ensuite featuring subway tile, glass mosaic accents and laminate wood flooring. Kitchen has tall cabinets and comes equipped with refrigerator and stove. Continuing through house and you will find two additional bedrooms and full bath with new shower surround. Attic has interior staircase and is completely floored and vented; could provide additional living and/or recreational space with completion. Exterior perks include fantastic covered front porch, large yard, alley access and detached building that could provide additional storage or parking with some TLC. This home is a great family option, or smart investment property.

8. 2019-12-09
   listed $32,000 878-char remark

   Show marketing remark (878 chars)

   Welcome home to a large living room with new carpet, tall ceilings and tons of natural light. Off the living room is the first bedroom with new carpet, laundry room including washer & dryer and master bedroom, complete with new carpet and ensuite featuring subway tile, glass mosaic accents and laminate wood flooring. Kitchen has tall cabinets and comes equipped with refrigerator and stove. Continuing through house and you will find two additional bedrooms and full bath with new shower surround. Attic has interior staircase and is completely floored and vented; could provide additional living and/or recreational space with completion. Exterior perks include fantastic covered front porch, large yard, alley access and detached building that could provide additional storage or parking with some TLC. This home is a great family option, or smart investment property.

9. 1997-12-01
   soldstatus $8,500
10. 1997-11-01
    soldstatus $3,500

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $1,340 · $112/mo
• Expected delta: +$470/yr (+$39/mo · 54.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $12,337
• − Mortgage interest: −$5,321
• − Property taxes: −$870
• − Insurance: −$475
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$2,764
• Taxable income: $933
• Est. tax owed @ 24.0%: −$224
• 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.

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

+2614.3% since first listed

10 events — show timeline

• 2026-05-13 Pending — MKMLS as distributed by MLS GRID
• 2026-05-06 Relisted — MKMLS as distributed by MLS GRID
• 2026-05-02 Pending — MKMLS as distributed by MLS GRID
• 2026-04-01 Relisted — MKMLS as distributed by MLS GRID
• 2026-03-08 Pending — MKMLS as distributed by MLS GRID
• 2026-02-25 Listed $95,000 MKMLS as distributed by MLS GRID
• 2020-01-24 Sold (MLS) — MKMLS as distributed by MLS GRID
• 2019-12-09 Listed $32,000 MKMLS as distributed by MLS GRID
• 1997-12-01 Sold (Public Records) $8,500 Public Records
• 1997-11-01 Sold (Public Records) $3,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $870 · +7.8% YoY. Source: county tax records.