2141 Adams St · Ashland, NE 68003

$265,500

1 bd · 1.0 ba · 1,514 sqft · SingleFamily public records · 26 Days on market

Built 1898 5,663 sqft lot $175/sqft · 11% above area Est $277k · at est. ↓ 4% since listing

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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 +9.4/15.0
• Cash flow +8.9/30.0
• Appreciation +5.1/10.0
• Schools +4.6/10.0
• Livability +4.2/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

MOVE-IN READY AND BEAUTIFULLY REBUILT! Step inside this fully renovated home, thoughtfully redesigned with modern comfort and style. The spacious primary bedroom features its own en-suite bath and walk-in closet, offering a private retreat. The open-concept living room and kitchen create an inviting space perfect for everyday living or entertaining. The finished basement adds even more versatility, including two bedrooms with egress windows, a full bathroom, laundry area, and a flex room ideal for an office, gym, family room or playroom. This home is truly nicely finished and ready for its new owner. Come take a look and see for yourself!

Key facts

• Fully renovated home
• Walk-in closet
• Finished basement

Tags

• FULLY RENOVATED HOME
• OPEN-CONCEPT LIVING ROOM
• FINISHED BASEMENT
• EN-SUITE BATH
• WALK-IN CLOSET
• FLEX ROOM

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Single-family residence (residential property); Originally built in 1898; Living area divided evenly between above-grade and below-grade finished space
• Construction: Block foundation
• Exterior features: Front porch; Chain link fencing; Yard includes a shed

Interior

• Kitchen: Kitchen on the main floor with luxury vinyl plank flooring
• Bedrooms: Primary bedroom on the main floor with luxury vinyl plank flooring (approx. 14.5' x 10.17'); Bedroom on the basement level with wall-to-wall carpeting (approx. 13.75' x 8.75'); Second basement bedroom with wall-to-wall carpeting (approx. 8.17' x 10.92'); Flex room
• Flooring: Luxury vinyl plank in primary bedroom, living room, and kitchen; Wall-to-wall carpeting in basement bedrooms
• Bathrooms: Three total bathrooms: one full bath, one three-quarter (shower), and one one-quarter; Two bathrooms on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished basement with egress; No fireplaces

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $266k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (32.2% below list).
• Recommended offer: $180k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 1.8% in Ashland — 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 84/100 on livability (#8 in NE, #712 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, commute F.
• Ashland-Greenwood Public Schools (town): math 51% / reading 54% proficiency, ranked #50 of 111 in NE (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ashland-Greenwood Elementary School (math 60% / reading 59%, grade B-, #111 of 502 statewide, top 26%, 562 students, 22% FRL); Ashland-Greenwood Middle School (math 38% / reading 46%, grade D-, #72 of 128 statewide, top 61%, 238 students, 27% FRL); Ashland-Greenwood High School (math 62% / reading 62%, grade B-, #39 of 261 statewide, top 18%, 299 students, 28% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 152 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 138 units permitted in Saunders County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $356 appreciation (0.1% local appreciation)).
• Saunders County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900 (32.2% 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. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 12.3

CMA / ARV

• ARV (median comp): $277,478
• List price: $265,500
• Delta: -0.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 N 25th St	0.27mi	2/1.5 (+1)	1,692 (+12%)	19mo	$210,000	$124	45

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

Projected returns pro-forma

0.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.73×
• Total profit: $-19,891
• Equity at exit: $78,877

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,381
• Equity at exit: $96,249

Cash invested: $74,340 (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 68003

• Home prices YoY: 0.1%
• Active inventory: 152
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,799 medium
• Mortgage (P&I): −$1,392
• Tax from tax record: −$133 /mo · $1,602/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-215

Break-even live

Break-even rent $2,071

Max offer price $227,484

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-140	+0% $-215	+5% $-290	+10% $-365
Rent	-10% $-357	-5% $-286	+0% $-215	+5% $-144	+10% $-73
Rate	-1.0pp $-81	-0.5pp $-148	base $-215	+0.5pp $-284	+1.0pp $-354

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: $66,375
• Closing costs: $7,965
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2724 Silver St Unit 101 Ashland, NE	2.0	2.0	1299	$1,850	$1.42	2d	1	0.37mi
2724 Silver St Unit 204 Ashland, NE	2.0	2.0	1152	$1,730	$1.50	44d	1	0.37mi
2724 Silver St Unit 206 Ashland, NE	2.0	2.0	1204	$1,810	$1.50	11d	1	0.37mi

Listing history 18 events

1. 2026-06-18
   days on market $265,500 Active 26 DOM
2. 2026-06-17
   days on market $265,500 Active 25 DOM
3. 2026-06-16
   days on market $265,500 Active 24 DOM
4. 2026-06-15
   pricedays on market $265,500 Active 23 DOM
5. 2026-06-13
   days on market $275,500 Active 21 DOM
6. 2026-06-10
   days on market $275,500 Active 18 DOM
7. 2026-06-09
   days on market $275,500 Active 17 DOM
8. 2026-06-08
   days on market $275,500 Active 16 DOM
9. 2026-06-07
   days on market $275,500 Active 15 DOM
10. 2026-06-05
    days on market $275,500 Active 12 DOM
11. 2026-06-03
    days on market $275,500 Active 11 DOM
12. 2026-06-03
    days on market $275,500 Active 10 DOM
13. 2026-06-01
    days on market $275,500 Active 9 DOM
14. 2026-05-31
    days on market $275,500 Active 8 DOM
15. 2026-05-10
    status Pending 799-char remark
16. 2026-04-29
    status Back On Market 799-char remark
17. 2026-04-20
    status Pending 799-char remark
18. 2026-04-14
    listed $275,500 New 799-char remark

ⓘ 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: $1,602 · $133/mo
• Projected year-2 tax: $4,593 · $383/mo
• Expected delta: +$2,991/yr (+$249/mo · 186.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,588
• − Mortgage interest: −$14,872
• − Property taxes: −$1,602
• − Insurance: −$1,328
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$7,724
• Taxable loss: −$7,391
• Est. tax savings @ 24.0%: +$1,774
• After-tax cash flow: $-809/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: Ashland-Greenwood Public Schools
• NCES district ID: 3100034
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $59,116
• Composite: 45.72/100
• National rank: #2573
• State rank: #50 of 111 in NE

Livability — Ashland

• Score: 84/100
• State rank: #8
• US rank: #712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, NE
• Population (ZIP): 4,953

Population outlook (Saunders County) Hauer SSP2

• Today (2025): 21,261 people
• By 2030: 21,249 · -0.1%
• By 2040: 20,927 · -1.6%
• By 2050: 20,041 · -5.7%
• By 2075: 18,386 · -13.5%
• By 2100: 15,066 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 3%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Other Asian/Pacific 1% Spanish 1% Vietnamese 1%

Political lean MEDSL · Saunders

• 2024 margin: Solid R (+46.4) · D 26.2% · R 72.6% · Other 1.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -23.7pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+45.2 2016: R+47.0 2012: R+33.8 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.13%
• Current HPI: 293.1932
• 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

-3.6% since first listed

7 events — show timeline

• 2026-06-14 Price Changed $265,500 GPRMLS
• 2026-05-23 Listed $275,500 GPRMLS
• 2026-05-10 Pending — GPRMLS
• 2026-05-08 Listing Removed — GPRMLS
• 2026-04-29 Relisted — GPRMLS
• 2026-04-20 Pending — GPRMLS
• 2026-04-14 Listed $275,500 GPRMLS

Property tax history

+10.4%/yr

Latest (2025): $1,602 · +2.9% YoY. Source: county tax records.