109 Ryan St · Garland, NE 68360

$199,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 75 Days on market

Built 1900 5,227 sqft lot $145/sqft · 11% below area Est $226k · 12% 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).

• ARV discount +12.8/15.0
• Cash flow +12.6/30.0
• Schools +5.9/10.0
• Appreciation +5.0/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This beautifully remodeled 3-bed, 2-bath home at 109 Ryan St., Garland, NE offers exceptional quality, durability, and full accessibility throughout. Designed for wheelchair access, it features zero-step entry from van-height parking to all four exterior doors with smooth roll-in access from frost-free concrete/brick porches. Inside are wide 3-0 doors, an open floor plan, and barrier-free transitions. The main-floor primary suite includes a 16’ x 30’ reinforced tornado-safe room, roll-in tile shower, and zero-threshold bath with generous turning space. The kitchen offers accessible work areas, roll-friendly pantry, and stainless appliances. Main-floor laundry adds convenience. Upgrades include a new 50-year roof, new windows, updated plumbing and electrical, propane heat, and city water. Seller will add a front ramp or build a van-accessible garage upon request. Ideal for ADA-style, step-free, low-maintenance living.

Key facts

• Wheelchair access
• Open floor plan
• Zero-step entry

Tags

• WHEELCHAIR ACCESS
• ZERO-STEP ENTRY
• SMOOTH ROLL-IN ACCESS
• WIDE DOORS
• OPEN FLOOR PLAN
• BARRIER-FREE TRANSITIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-25 ($-296/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (20.6% below list).
• Recommended offer: $158k (20.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#371 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Seward Public Schools (town): math 73% / reading 63% proficiency, ranked #5 of 111 in NE (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 4 active listings in the ZIP; 94 units permitted in Seward County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $-55 appreciation (-0.0% local appreciation)).

Negotiation context

• It's been on market 75 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 9 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 $22k; list at $199k implies a 826% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,010 (20.6% 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 75 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.79% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (median comp): $225,750
• List price: $199,000
• Delta: -11.85%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
642 Frazier St	0.32mi	2/2.0 (-1)	1,326 (-3%)	20mo	$217,000	$164	58

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

Projected returns pro-forma

-0.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.86×
• Total profit: $-7,690
• Equity at exit: $57,508

10-year hold

• IRR: 2.8%
• Equity multiple: 1.30×
• Total profit: $16,938
• Equity at exit: $68,908

Cash invested: $55,720 (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 68360

• Home prices YoY: -0.0%
• Active inventory: 4
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-25

Break-even live

Break-even rent $1,611

Max offer price $194,644

Occupancy floor 97%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $199,000 Active 75 DOM
2. 2026-06-17
   days on market $199,000 Active 74 DOM
3. 2026-06-16
   days on market $199,000 Active 73 DOM
4. 2026-06-15
   days on market $199,000 Active 72 DOM
5. 2026-06-14
   days on market $199,000 Active 70 DOM
6. 2026-06-10
   days on market $199,000 Active 67 DOM
7. 2026-06-09
   days on market $199,000 Active 66 DOM
8. 2026-06-08
   days on market $199,000 Active 65 DOM
9. 2026-06-07
   days on market $199,000 Active 64 DOM
10. 2026-06-03
    days on market $199,000 Active 60 DOM
11. 2026-06-02
    days on market $199,000 Active 59 DOM
12. 2026-06-01
    days on market $199,000 Active 58 DOM
13. 2026-05-31
    days on market $199,000 Active 57 DOM
14. 2026-05-30
    days on market $199,000 Active 56 DOM
15. 2026-04-04
    listed $199,000 New 942-char remark

    Show marketing remark (942 chars)

    This beautifully remodeled 3-bed, 2-bath home at 109 Ryan St., Garland, NE offers exceptional quality, durability, and full accessibility throughout. Designed for wheelchair access, it features zero-step entry from van-height parking to all four exterior doors with smooth roll-in access from frost-free concrete/brick porches. Inside are wide 3-0 doors, an open floor plan, and barrier-free transitions. The main-floor primary suite includes a 16’ x 30’ reinforced tornado-safe room, roll-in tile shower, and zero-threshold bath with generous turning space. The kitchen offers accessible work areas, roll-friendly pantry, and stainless appliances. Main-floor laundry adds convenience. Upgrades include a new 50-year roof, new windows, updated plumbing and electrical, propane heat, and city water. Seller will add a front ramp or build a van-accessible garage upon request. Ideal for ADA-style, step-free, low-maintenance living.

16. 2026-03-20
    status Pending
17. 2026-03-19
    historical
18. 2026-02-20
    listed $199,000 New
19. 2026-02-20
    historical
20. 2026-01-15
    listed $209,900 New
21. 2026-01-01
    historical
22. 2025-11-06
    listed $210,000 New
23. 2025-11-06
    historical
24. 2025-09-29
    listed $210,000 New
25. 2025-09-29
    historical
26. 2025-08-21
    listed $200,000 New
27. 2025-08-01
    historical
28. 2025-03-07
    price $238,000
29. 2025-02-04
    listed $248,900 New
30. 2020-04-06
    historical
31. 2020-02-01
    listed $63,500
32. 2020-01-01
    historical
33. 2019-08-04
    listed $72,500
34. 2004-09-01
    soldstatus $21,500

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

Tax reassessment forecast NE · Resets to sale price

• Current annual tax: $1,757 · $146/mo
• Projected year-2 tax: $3,443 · $287/mo
• Expected delta: +$1,685/yr (+$140/mo · 95.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $18,961
• − Mortgage interest: −$11,147
• − Property taxes: −$1,757
• − Insurance: −$995
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$5,789
• Taxable loss: −$3,761
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $607/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: Seward Public Schools
• NCES district ID: 3176560
• Math proficiency: 73% ▼ -1.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $61,041
• Composite: 58.82/100
• National rank: #975
• State rank: #5 of 111 in NE

Livability — Garland

• Score: 64/100
• State rank: #371
• US rank: #13771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garland, NE
• Population (ZIP): 394

Population outlook (Seward County) Hauer SSP2

• Today (2025): 17,435 people
• By 2030: 17,568 · +0.8%
• By 2040: 17,692 · +1.5%
• By 2050: 17,709 · +1.6%
• By 2075: 18,052 · +3.5%
• By 2100: 18,296 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Portuguese 2% Russian 2%
• Languages at home: 96% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Seward

• 2024 margin: Solid R (+46.6) · D 26.0% · R 72.6% · Other 1.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -25.8pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+44.0 2016: R+46.0 2012: R+34.7 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.03%
• Current HPI: 200.5187
• 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

+825.6% since first listed

20 events — show timeline

• 2026-04-04 Listed $199,000 GPRMLS
• 2026-03-20 Pending — GPRMLS
• 2026-03-19 Listing Removed — GPRMLS
• 2026-02-20 Listing Removed — GPRMLS
• 2026-02-20 Listed $199,000 GPRMLS
• 2026-01-15 Listed $209,900 GPRMLS
• 2026-01-01 Listing Removed — GPRMLS
• 2025-11-06 Listing Removed — GPRMLS
• 2025-11-06 Listed $210,000 GPRMLS
• 2025-09-29 Listing Removed — GPRMLS
• 2025-09-29 Listed $210,000 GPRMLS
• 2025-08-21 Listed $200,000 GPRMLS
• 2025-08-01 Listing Removed — GPRMLS
• 2025-03-07 Price Changed $238,000 GPRMLS
• 2025-02-04 Listed $248,900 GPRMLS
• 2020-04-06 Listing Removed — GPRMLS
• 2020-02-01 Listed $63,500 GPRMLS
• 2020-01-01 Listing Removed — GPRMLS
• 2019-08-04 Listed $72,500 GPRMLS
• 2004-09-01 Sold (Public Records) $21,500 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,757 · +92.8% YoY. Source: county tax records.