522 W 25th St · Kearney, NE 68845

$230,000

4 bd · 2.0 ba · 2,111 sqft · SingleFamily public records · 4 Days on market

Built 1920 6,500 sqft lot Est $264k · 13% under

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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 +14.3/30.0
• ARV discount +13.3/15.0
• Schools +4.7/10.0
• Rent growth +4.4/5.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Classic charm meets opportunity in this 1.5-story home featuring 3 bedrooms with potential for additional space, 2 bathrooms, and an unfinished basement ready for your vision. The exterior offers durable steel siding, a fenced yard with underground sprinklers, and established landscaping with mature plants and shrubs. Original wood floors add character and provide a great foundation to make this home your own. Open house April 23rd from 5:00-6:00

Key facts

• Mature plants
• Fenced yard
• Unfinished basement

Tags

• FENCED YARD
• UNDERGROUND SPRINKLERS
• ESTABLISHED LANDSCAPING
• MATURE PLANTS
• ORIGINAL WOOD FLOORS
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $41 ($493/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (15.4% below list).
• Recommended offer: $195k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.5% in Kearney — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#11 in NE, #858 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Kearney Public Schools (town): math 55% / reading 54% proficiency, ranked #43 of 111 in NE (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.7%/yr); 133 active listings in the ZIP; solid renter incomes; 125 units permitted in Buffalo County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Buffalo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,562 (15.4% below list)

Questions for the listing agent

1. Built in 1920 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $263,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 W 25th St	0.00mi	3/2.0 (-1)	2,150 (+2%)	1mo	$237,000	$110	91
816 W 24th St	0.21mi	4/2.0	2,048 (-3%)	5mo	$220,000	$107	81
520 W 25th St	0.01mi	5/2.0 (+1)	2,312 (+10%)	4mo	$90,000	$39	75
10 W 27th St	0.42mi	4/3.0	2,187 (+4%)	0mo	$274,000	$125	70
607 W 25th St	0.06mi	3/1.0 (-1)	1,872 (-11%)	0mo	$130,000	$69	69
711 W 31st St	0.47mi	3/2.0 (-1)	1,958 (-7%)	1mo	$277,700	$142	60
3106 7th Ave	0.48mi	3/2.0 (-1)	2,242 (+6%)	3mo	$314,900	$140	60
1521 9th Ave	0.72mi	3/2.0 (-1)	2,112 (0%)	4mo	$330,000	$156	58
2205 C Ave	0.67mi	3/3.0 (-1)	1,995 (-6%)	5mo	$254,900	$128	46
219 W 35th St	0.72mi	3/2.0 (-1)	2,240 (+6%)	7mo	$215,000	$96	46
303 W 33rd St	0.62mi	5/3.0 (+1)	2,356 (+12%)	0mo	$305,000	$129	42
3223 3rd Ave	0.60mi	3/1.0 (-1)	2,392 (+13%)	3mo	$150,000	$63	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.74% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.61×
• Total profit: $-24,959
• Equity at exit: $34,294

10-year hold

• IRR: 4.5%
• Equity multiple: 1.40×
• Total profit: $25,529
• Equity at exit: $19,886

Cash invested: $64,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Nebraska: 83 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempted; moderate court pace.

Methodology + full state rankings →

ZIP-level market 68845

• Rents YoY: 7.7%
• Active inventory: 133
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$194 /mo · $2,328/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $41

Break-even live

Break-even rent $1,894

Max offer price $230,000

Occupancy floor 93%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-27
   status Pending
2. 2026-04-22
   listed $230,000 Active

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

Tax reassessment forecast NE · Resets to sale price

• Current annual tax: $2,328 · $194/mo
• Projected year-2 tax: $3,979 · $332/mo
• Expected delta: +$1,651/yr (+$138/mo · 70.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,347
• − Mortgage interest: −$12,884
• − Property taxes: −$2,328
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$6,691
• Taxable loss: −$3,440
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $1,319/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: Kearney Public Schools
• NCES district ID: 3172390
• Math proficiency: 55% ▼ -3.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $50,913
• Composite: 46.61/100
• National rank: #2415
• State rank: #43 of 111 in NE

Livability — Kearney

• Score: 83/100
• State rank: #11
• US rank: #858

Category grades

Amenities B Commute F Cost of living A+ Crime C+ Employment B Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kearney, NE
• County: Buffalo County · 20,536 people
• City population: 20,536
• Metro: Kearney, NE
• Population (ZIP): 20,536
• Household income: $76,978
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 661.0

Population outlook (Buffalo County) Hauer SSP2

• Today (2025): 54,980 people
• By 2030: 58,298 · +6.0%
• By 2040: 64,975 · +18.2%
• By 2050: 72,054 · +31.1%
• By 2075: 90,838 · +65.2%
• By 2100: 106,838 · +94.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 5% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Buffalo

• 2024 margin: Solid R (+44.9) · D 26.9% · R 71.8% · Other 1.3%
• 2008→2024 swing: -7.5pp toward R · 2008: -37.5pp · 2024: -44.9pp
• All cycles: 2024: R+44.9 2020: R+43.4 2016: R+47.5 2012: R+42.6 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.38%
• Current HPI: 218.8182
• Rent YoY: ▲ 7.74%
• Metro: Kearney, NE
• State GDP YoY: ▲ 0.68%
• F500 in state: 2

Industry mix (Fortune 500 HQ in NE)

Industry	F500 HQs	Revenue
▸Conglomerate	1	$371B

Price history

2 events — show timeline

• 2026-04-27 Pending — GMNMLS
• 2026-04-22 Listed $230,000 GMNMLS

Property tax history

+2.4%/yr

Latest (2025): $2,328 · +1.9% YoY. Source: county tax records.