2141 Adams St

Ashland, NE 68003

$265,500D

1 bd · 1.0 ba · 1,514 sqft · Built 1898 · SingleFamily · Active · 26 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,799/mo
• Mortgage (P&I): −$1,392
• Tax + insurance: −$244
• HOA: −$0
• Vac / Maint / Mgmt: −$378
• Net cashflow: $-215/mo
• Annual: $-2,582/yr
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• 1% rule: 0.68%
• Cash to close: $74,340

Investor read

• This is a 1-bed/1.0-bath single-family listed at $266k.
• 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).
• It's been on market 26 days — a 2% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $180k (32.2% below list) — sets the bar for 1% rule.
• In year one you build about $2k of equity ($2k loan paydown + $356 appreciation (0.1% local appreciation)).
• 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.
• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 152 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 138 units permitted in Saunders County in 2024 (0 in 5+ unit buildings).
• Saunders County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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.
• 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.

Questions for listing agent

• 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?
• Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.