Two-Unit Duplex with
New
For Sale
$499,800
541 E Avenue A, Hutchinson, KS 67501
Residential Income, Hutchinson, KS
Property Size3,470 SF
Price / SF$144.03
Days on Market2
Property Features for 541 E Avenue A
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Parking features
Off Street
Basement
Concrete
Lot features
City Lot
Elementary school district
McCandless
Subdivision
Hutchinson SE
Standard status
Active
APN
1341802028004000
Size
3,470 SF
Taxes and HOA fees
Tax Annual Amount
2692
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Ceiling Fan(s), Electric
Water source
Public
Amenities
walk-in closets
walk-in pantry/storage area
Building Details
Year built
2026
Number of units
2
Building materials
Wood Siding
Roof type
Composition
Architectural style
Ranch
Listing Agency:
Reign Real Estate
(620) 281-1800
Listed By:
Jessica Schmidt
(620) 664-8298
Added: Sep 25
Last Checked: Sep 26 at 12:06AM
MLS# 55585
Copyright © 2026 Mid-Kansas MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This ranch-style duplex is under construction and contains two residences, each with two bedrooms, two bathrooms and approximately 1,735 square feet. Both units have a two-car garage, walk-in closets and a walk-in pantry with additional storage. The property is separately metered and has electric heating and cooling, ceiling fans, wood siding and a composition roof.
The duplex is in a historic district in Hutchinson, Kansas. Public water and sewer serve the property, and off-street parking is provided.
The duplex is in a historic district in Hutchinson, Kansas. Public water and sewer serve the property, and off-street parking is provided.
Key Highlights
- Two residences, each with approximately 1,735 square feet
- Each unit has 2 bedrooms, 2 bathrooms and a two‑car garage
- Walk‑in closets and a walk‑in pantry with storage in each residence
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$23,165
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.63%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$463,300
$463.3K
Cap Rate 7%
$330,929
$330.9K
Cap Rate 9%
$257,389
$257.4K
Market Conditions
NOI Build-Up for 3,470 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$35.4K $10.20/SF
− Vacancy
−$2.3K −$0.66/SF
EGI
$33.1K $9.54/SF
− OpEx
−$9.9K −$2.86/SF
NOI
$23.2K $6.68/SF
Area
Reno County, KS
Vacancy
6.50%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$463,300
Cap Rate 7%
$330,929
Cap Rate 9%
$257,389
Alternative Uses
Best Use
Multifamily LT 5
$330.9K
$289.6K – $386.1K
NOI $23,165 @ 7.0% cap · market cap 4.63%
Second Best
Apartment 5plus
$308.2K
$269.7K – $359.6K
NOI $21,574 @ 7.0% cap · market cap 4.32%
Theoretical Best
Office A
$702.4K
$614.6K – $819.5K
NOI $49,169 @ 7.0% cap · market cap 9.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
391
Businesses Nearby
Explore this area
Business Placement
Demographics for 67501, KS
24,779
Population
11,075
Households
2.2
Avg Household Size
37
Median Age
11%
College-Educated
85%
High-School Grad
188.0 sq mi
ZIP Area
132
Density / Sq Mi
$50,069
Median Household Income
$29,008
Median Earnings
$865
Median Rent
$86,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Separate utility meters and single-level layouts support straightforward operation across both residences.
Where is this duplex located?
The property is located at 541 E Avenue A Hutchinson, KS.
What is the asking price?
The asking price for this property is $499,800.
What are key features of this property?
This property features: Two residences, each with approximately 1,735 square feet; Each unit has 2 bedrooms, 2 bathrooms and a two‑car garage; Walk‑in closets and a walk‑in pantry with storage in each residence
