306 N Walnut St · Genoa, NE 68640

$30,000

2 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 22 Days on market

Built 1905 10,428 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * AUCTION to be held June 23rd 2026 with closing to be on July 10th 2026. Open house on June 12th from 5:00pm to 6:30pm. Starting bid will be $30,000 * * Great investment, flip or rental opportunity with this house. 2 bedroom, 1 bath oversized 1 car garage with a shop area. This house offers 1192 square feet and the garage is 624 sq ft. Built on a large lot. 79x132. This home has great potential. "As-Is" Sale.

Key facts

• 0.24 acre lot
• Garage
• Built 1905

Property features AI

Exterior

• Parking: Detached 1-car garage
• Home design: Single-family residence; One story
• Exterior features: Lot approximately 79 x 132

Interior

• Bedrooms: One bedroom on the main level
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#216 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Twin River Public Schools (rural): math 45% / reading 48% proficiency, ranked #79 of 111 in NE (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 4 units permitted in Nance County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $909 appreciation (3.0% local appreciation)).
• Nance County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — 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 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?
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: 3.49% ✓
• Cap rate: 30.77%
• Cash-on-cash: 87.40%
• DSCR: 4.89
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $84,632
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Walnut St	0.44mi	2/2.0	1,024 (-14%)	18mo	$72,500	$71	37

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

Projected returns pro-forma

3.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 91.8%
• Equity multiple: 6.08×
• Total profit: $42,650
• Equity at exit: $13,541

10-year hold

• IRR: 91.3%
• Equity multiple: 12.57×
• Total profit: $97,191
• Equity at exit: $20,909

Cash invested: $8,400 (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 68640

• Home prices YoY: 1.6%
• Active inventory: 11
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $612

Break-even live

Break-even rent $272

Max offer price $30,000

Occupancy floor 37%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $30,000 Active 22 DOM
2. 2026-06-17
   days on market $30,000 Active 21 DOM
3. 2026-06-16
   days on market $30,000 Active 20 DOM
4. 2026-06-15
   days on market $30,000 Active 19 DOM
5. 2026-06-13
   days on market $30,000 Active 17 DOM
6. 2026-06-12
   days on market $30,000 Active 16 DOM
7. 2026-06-09
   days on market $30,000 Active 13 DOM
8. 2026-06-08
   days on market $30,000 Active 12 DOM
9. 2026-06-07
   days on market $30,000 Active 11 DOM
10. 2026-06-07
    days on market $30,000 Active 10 DOM
11. 2026-06-04
    days on market $30,000 Active 7 DOM
12. 2026-06-02
    days on market $30,000 Active 6 DOM
13. 2026-06-01
    days on market $30,000 Active 5 DOM
14. 2026-05-31
    days on market $30,000 Active 4 DOM
15. 2026-05-27
    listed $30,000 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: $538 · $45/mo
• Projected year-2 tax: $538 · $45/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $12,554
• − Mortgage interest: −$1,680
• − Property taxes: −$538
• − Insurance: −$150
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$873
• Taxable income: $7,304
• Est. tax owed @ 24.0%: −$1,753
• After-tax cash flow: $5,589/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: Twin River Public Schools
• NCES district ID: 3100129
• Math proficiency: 45% ▼ -19.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $45,425
• Composite: 39.44/100
• National rank: #3961
• State rank: #79 of 111 in NE

Livability — Genoa

• Score: 70/100
• State rank: #216
• US rank: #7720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Genoa, NE
• Population (ZIP): 1,045

Population outlook (Nance County) Hauer SSP2

• Today (2025): 3,425 people
• By 2030: 3,330 · -2.8%
• By 2040: 3,165 · -7.6%
• By 2050: 3,004 · -12.3%
• By 2075: 2,787 · -18.6%
• By 2100: 2,559 · -25.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 20% Portuguese 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Nance

• 2024 margin: Solid R (+60.4) · D 19.2% · R 79.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -33.2pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.8 2016: R+61.1 2012: R+38.7 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.03%
• Current HPI: 192.7896
• 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

1 event — show timeline

• 2026-05-27 Listed $30,000 CBOR

Property tax history

+0.1%/yr

Latest (2025): $538 · +0.7% YoY. Source: county tax records.