1824 W 10th St · Grand Island, NE 68803

$135,000

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 251 Days on market

Built 1911 264 sqft lot $179/sqft · 53% above area Est $177k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• DSCR +2.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or investment property! Charming 2 bedroom 1 bathroom home offering a detached garage, updated kitchen and bathroom and unfinished basement. Call today to schedule a showing!

Key facts

• Unfinished basement
• Updated kitchen
• Updated bathroom

Tags

• DETACHED GARAGE
• UPDATED KITCHEN
• UPDATED BATHROOM
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-80 ($-963/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (24.7% below list).
• Recommended offer: $102k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.6% in Grand Island — 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 79/100 on livability (#43 in NE, #2,252 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools D+, commute F.
• Grand Island Public Schools (urban): math 36% / reading 36% proficiency, ranked #102 of 111 in NE (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 212 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 246 units permitted in Hall County in 2024 (98 in 5+ unit buildings).
• This rent is only 17% of the median local income ($73k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hall County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,706 (24.7% 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 251 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1911 — 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. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 11.1

CMA / ARV

• ARV (median comp): $176,508
• List price: $135,000
• Delta: -23.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2010 W 12th St	0.21mi	1/1.0 (-1)	672 (-11%)	12mo	$180,000	$268	57
1415 N Grand Island Ave	0.35mi	2/1.0	825 (+9%)	16mo	$200,000	$242	55
1715 N Park Ave	0.57mi	2/1.0	786 (+4%)	19mo	$125,000	$159	51
2204 W 5th St	0.44mi	2/1.0	860 (+14%)	9mo	$175,000	$203	49
918 W 6th St	0.40mi	2/1.0	864 (+14%)	15mo	$125,000	$145	45
423 N Darr Ave	0.44mi	2/1.0	675 (-11%)	22mo	$100,000	$148	43

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: -20.6%
• Equity multiple: 0.29×
• Total profit: $-27,001
• Equity at exit: $20,129

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-30,153
• Equity at exit: $11,672

Cash invested: $37,800 (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 68803

• Active inventory: 212
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,017 high
• Mortgage (P&I): −$708
• Tax from tax record: −$120 /mo · $1,434/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-80

Break-even live

Break-even rent $1,119

Max offer price $120,826

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-42	+0% $-80	+5% $-118	+10% $-157
Rent	-10% $-161	-5% $-120	+0% $-80	+5% $-40	+10% $0
Rate	-1.0pp $-12	-0.5pp $-46	base $-80	+0.5pp $-115	+1.0pp $-151

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2112 W 4th St Apt 1 Grand Island, NE	1.0	1.0	550	$800	$1.45	44d	1	0.47mi
311 N Lincoln Ave Grand Island, NE	1.0	1.0	600	$950	$1.58	44d	1	0.65mi
376 N Elm St Unit 5 Grand Island, NE	1.0	1.0	600	$600	$1.00	44d	1	0.68mi
375 N Walnut St Unit 2 Grand Island, NE	1.0	1.0	600	$700	$1.17	44d	1	0.81mi
643 Kennedy Dr Unit 3 Grand Island, NE	1.0	1.0	700	$900	$1.29	44d	1	0.84mi
629 Kennedy Dr Unit 4 Grand Island, NE	2.0	1.0	700	$1,000	$1.43	44d	1	0.85mi
123 N Locust St #601 Grand Island, NE	1.0	1.0	585	$1,400	$2.39	44d	1	1.07mi
406 Yund St Grand Island, NE	2.0	1.5	945	$1,200	$1.27	44d	1	1.39mi
3033 W Capital Ave Apt 11 Grand Island, NE	3.0	2.0	1106	$1,145	$1.04	44d	1	1.45mi
3033 W Capital Ave Unit 3 Grand Island, NE	3.0	2.0	1106	$1,245	$1.13	44d	1	1.45mi

Listing history 12 events

1. 2026-05-12
   status Pending 193-char remark

   Show marketing remark (193 chars)

   Great starter home or investment property! Charming 2 bedroom 1 bathroom home offering a detached garage, updated kitchen and bathroom and unfinished basement. Call today to schedule a showing!

2. 2026-03-17
   price $135,000 193-char remark

   Show marketing remark (193 chars)

   Great starter home or investment property! Charming 2 bedroom 1 bathroom home offering a detached garage, updated kitchen and bathroom and unfinished basement. Call today to schedule a showing!

3. 2025-12-08
   price $150,000 193-char remark

   Show marketing remark (193 chars)

   Great starter home or investment property! Charming 2 bedroom 1 bathroom home offering a detached garage, updated kitchen and bathroom and unfinished basement. Call today to schedule a showing!

4. 2025-09-16
   status Active 193-char remark

   Show marketing remark (193 chars)

   Great starter home or investment property! Charming 2 bedroom 1 bathroom home offering a detached garage, updated kitchen and bathroom and unfinished basement. Call today to schedule a showing!

5. 2025-09-16
   status Pending 193-char remark

   Show marketing remark (193 chars)

   Great starter home or investment property! Charming 2 bedroom 1 bathroom home offering a detached garage, updated kitchen and bathroom and unfinished basement. Call today to schedule a showing!

6. 2025-08-28
   listed $160,000 Active 193-char remark

   Show marketing remark (193 chars)

   Great starter home or investment property! Charming 2 bedroom 1 bathroom home offering a detached garage, updated kitchen and bathroom and unfinished basement. Call today to schedule a showing!

7. 2022-07-21
   soldstatus $134,900 182-char remark

   Show marketing remark (182 chars)

   Really Cute 2 bedroom home with a lot of updates in the past year, including a new kitchen. Detached garage with an addition for extra storage or workshop. This one is move in ready.

8. 2022-06-10
   listed $134,900 182-char remark

   Show marketing remark (182 chars)

   Really Cute 2 bedroom home with a lot of updates in the past year, including a new kitchen. Detached garage with an addition for extra storage or workshop. This one is move in ready.

9. 2021-01-20
   soldstatus $86,500
10. 2020-12-01
    listed $87,900
11. 2019-12-30
    soldstatus $65,000
12. 2019-12-03
    listed $69,900

ⓘ 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: $1,434 · $120/mo
• Projected year-2 tax: $2,336 · $195/mo
• Expected delta: +$901/yr (+$75/mo · 62.9%)

ⓘ 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 ≥102°F today · 16 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: $12,205
• − Mortgage interest: −$7,562
• − Property taxes: −$1,434
• − Insurance: −$675
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$3,927
• Taxable loss: −$3,346
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $-160/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: Grand Island Public Schools
• NCES district ID: 3100016
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $47,021
• Composite: 30.9/100
• National rank: #6117
• State rank: #102 of 111 in NE

Livability — Grand Island

• Score: 79/100
• State rank: #43
• US rank: #2252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Island, NE
• County: Hall County · 56,358 people
• City population: 56,358
• Metro: Grand Island, NE
• Population (ZIP): 25,534
• Household income: $73,463
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 638.0

Population outlook (Hall County) Hauer SSP2

• Today (2025): 68,137 people
• By 2030: 71,543 · +5.0%
• By 2040: 78,843 · +15.7%
• By 2050: 86,765 · +27.3%
• By 2075: 111,764 · +64.0%
• By 2100: 137,991 · +102.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 23% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 14% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 80% English-only · Spanish 18% Arabic 1%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+37.8) · D 30.5% · R 68.3% · Other 1.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -24.1pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+34.8 2016: R+37.5 2012: R+27.6 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -191.41%
• Current HPI: 214.8923
• Rent YoY: —
• Metro: Grand Island, 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

+93.1% since first listed

12 events — show timeline

• 2026-05-12 Pending — GIBOR
• 2026-03-17 Price Changed $135,000 GIBOR
• 2025-12-08 Price Changed $150,000 GIBOR
• 2025-09-16 Relisted — GIBOR
• 2025-09-16 Pending — GIBOR
• 2025-08-28 Listed $160,000 GIBOR
• 2022-07-21 Sold (MLS) $134,900 GIBOR
• 2022-06-10 Listed $134,900 GIBOR
• 2021-01-20 Sold (MLS) $86,500 GIBOR
• 2020-12-01 Listed $87,900 GIBOR
• 2019-12-30 Sold (MLS) $65,000 GIBOR
• 2019-12-03 Listed $69,900 GIBOR

Property tax history

+3.1%/yr

Latest (2025): $1,434 · -16.2% YoY. Source: county tax records.