1322 7th Ave · Holdrege, NE 68849

$124,900

3 bd · 2.0 ba · 844 sqft · SingleFamily public records · 42 Days on market

Built 1950 $148/sqft · at area comps Est $120k · at est.

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Why this score? — see what drove the D 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 +12.4/30.0
• ARV discount +5.5/15.0
• Appreciation +5.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New, New, New! New roof, new siding, new windows, new HVAC, new flooring, new bathrooms and kitchen. 3 bedrooms, one features sliding glass door and half bath/makeup station, laundry off kitchen. Off street parking, good sized backyard and garage that could potentially be repaired-currently adds no value to the property.

Key facts

• Remodeled
• New furnace
• New flooring

Tags

• REMODELED
• NEW FURNACE
• CENTRAL AIR
• NEW WINDOWS
• NEW ELECTRICAL
• NEW FLOORING

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residential property
• Construction: Frame construction
• Exterior features: Chain link fencing

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bathrooms: One main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Electric range, microwave, refrigerator; Ceiling fans; Smoke detectors
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-21 ($-251/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (23.9% below list).
• Recommended offer: $95k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 85/100 on livability (#3 in NE, #473 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D-.
• Holdrege Public Schools (town): math 46% / reading 51% proficiency, ranked #71 of 111 in NE (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Holdrege Elementary School (math 47% / reading 57%, grade C-, #200 of 502 statewide, top 46%, 358 students, 49% FRL); Holdrege Middle School (math 43% / reading 48%, grade D+, #63 of 128 statewide, top 50%, 306 students, 39% FRL); Holdrege High School (math 57% / reading 57%, grade C, #70 of 261 statewide, top 30%, 303 students, 38% FRL) — zoned schools average 42% FRL vs 26% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9 units permitted in Phelps County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Phelps County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000 (23.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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 B-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (median comp): $119,622
• List price: $124,900
• Delta: 4.41%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1423 7th Ave	0.12mi	2/1.0 (-1)	832 (-1%)	12mo	$118,000	$142	73
1023 Tilden St	0.71mi	2/1.0 (-1)	960 (+14%)	4mo	$135,000	$141	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.39×
• Total profit: $13,670
• Equity at exit: $56,160

10-year hold

• IRR: 9.6%
• Equity multiple: 2.44×
• Total profit: $50,495
• Equity at exit: $86,550

Cash invested: $34,972 (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 68849

• Active inventory: 1
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-21

Break-even live

Break-even rent $977

Max offer price $121,200

Occupancy floor 97%

Sensitivity live

Price	-10% $50	-5% $14	+0% $-21	+5% $-56	+10% $-92
Rent	-10% $-96	-5% $-58	+0% $-21	+5% $17	+10% $54
Rate	-1.0pp $42	-0.5pp $11	base $-21	+0.5pp $-53	+1.0pp $-86

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 East Ave Holdrege, NE	2.0	2.0	872	$950	$1.09	45d	1	0.57mi

Listing history 25 events

1. 2026-06-18
   status $124,900 Pending 42 DOM
2. 2026-06-18
   days on market $124,900 Active 42 DOM
3. 2026-06-17
   days on market $124,900 Active 41 DOM
4. 2026-06-16
   days on market $124,900 Active 40 DOM
5. 2026-06-15
   days on market $124,900 Active 39 DOM
6. 2026-06-14
   days on market $124,900 Active 37 DOM
7. 2026-06-12
   days on market $124,900 Active 36 DOM
8. 2026-06-09
   days on market $124,900 Active 33 DOM
9. 2026-06-08
   days on market $124,900 Active 32 DOM
10. 2026-06-07
    days on market $124,900 Active 31 DOM
11. 2026-06-07
    days on market $124,900 Active 30 DOM
12. 2026-06-04
    pricedays on market $124,900 Active 27 DOM
13. 2026-06-02
    days on market $129,500 Active 26 DOM
14. 2026-06-01
    days on market $129,500 Active 25 DOM
15. 2026-05-31
    days on market $129,500 Active 24 DOM
16. 2026-05-31
    days on market $129,500 Active 23 DOM
17. 2026-05-12
    status Active 1011-char remark
18. 2026-04-25
    status Pending 1011-char remark
19. 2026-04-20
    listed $129,500 Active 1011-char remark
20. 2022-05-23
    soldstatus $115,000 323-char remark

    Show marketing remark (323 chars)

    New, New, New! New roof, new siding, new windows, new HVAC, new flooring, new bathrooms and kitchen. 3 bedrooms, one features sliding glass door and half bath/makeup station, laundry off kitchen. Off street parking, good sized backyard and garage that could potentially be repaired-currently adds no value to the property.

21. 2022-03-22
    listed $125,000 323-char remark

    Show marketing remark (323 chars)

    New, New, New! New roof, new siding, new windows, new HVAC, new flooring, new bathrooms and kitchen. 3 bedrooms, one features sliding glass door and half bath/makeup station, laundry off kitchen. Off street parking, good sized backyard and garage that could potentially be repaired-currently adds no value to the property.

22. 2022-03-22
    listed $125,000

    Show marketing remark (323 chars)

    New, New, New! New roof, new siding, new windows, new HVAC, new flooring, new bathrooms and kitchen. 3 bedrooms, one features sliding glass door and half bath/makeup station, laundry off kitchen. Off street parking, good sized backyard and garage that could potentially be repaired-currently adds no value to the property.

23. 2020-10-16
    soldstatus $27,500
24. 2020-08-07
    listed $28,600
25. 2003-01-19
    soldstatus $31,000

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $2,161 · $180/mo
• Expected delta: +$1,388/yr (+$116/mo · 179.5%)

ⓘ 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 ≥100°F today · 19 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: $11,400
• − Mortgage interest: −$6,996
• − Property taxes: −$773
• − Insurance: −$624
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$3,633
• Taxable loss: −$2,451
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $337/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: Holdrege Public Schools
• NCES district ID: 3171940
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 51% ▼ -6.00%
• Median HH income: $47,244
• Composite: 41.26/100
• National rank: #3526
• State rank: #71 of 111 in NE

Livability — Holdrege

• Score: 85/100
• State rank: #3
• US rank: #473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holdrege, NE
• Population (ZIP): 1,347

Population outlook (Phelps County) Hauer SSP2

• Today (2025): 9,397 people
• By 2030: 9,453 · +0.6%
• By 2040: 9,596 · +2.1%
• By 2050: 9,739 · +3.6%
• By 2075: 10,836 · +15.3%
• By 2100: 11,525 · +22.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 19% Asian 5% Native American 2% Two or more races 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 5% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 5% · China, South Korea
• Languages at home: 82% English-only · Spanish 12% Other Asian/Pacific 4% Chinese 1%

Political lean MEDSL · Phelps

• 2024 margin: Solid R (+68.5) · D 15.3% · R 83.8%
• 2008→2024 swing: -16.8pp toward R · 2008: -51.6pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+67.8 2016: R+70.8 2012: R+57.6 2008: R+51.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+302.9% since first listed

11 events — show timeline

• 2026-06-18 Pending — GMNMLS
• 2026-06-03 Price Changed $124,900 GMNMLS
• 2026-05-12 Relisted — GMNMLS
• 2026-04-25 Pending — GMNMLS
• 2026-04-20 Listed $129,500 GMNMLS
• 2022-05-23 Sold (MLS) $115,000 GMNMLS
• 2022-03-22 Listed $125,000 GIBOR
• 2022-03-22 Listed $125,000 GMNMLS
• 2020-10-16 Sold (MLS) $27,500 GPRMLS
• 2020-08-07 Listed $28,600 GPRMLS
• 2003-01-19 Sold (Public Records) $31,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $773 · -2.1% YoY. Source: county tax records.