204 St. Clare Ave · Genoa, NE 68640

$165,000

2 bd · 1.0 ba · 1,480 sqft · SingleFamily public records · 198 Days on market

Built 1915 $111/sqft · 33% above area Est $192k · 14% under ↓ 5% 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 +13.9/15.0
• Cash flow +7.8/30.0
• 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
• DSCR +1.9/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

Charming two bedroom home with bonus office and extra lot included. Welcomes to this well maintained 1480 sq foot home offering comfort, functionality and room to grow. Featuring 2 spacious bedrooms and 1 full bath, this property if perfect for anyone seeking cozy yet versatile living space. The main bedroom boasts a generous walk in closet, offering ample storage and convenience. A dedicated bonus room provides the ideal space for remote work, hobbies or a quiet retreat. Outside, you'll appreciate the 20x22 garage. The adjacent lot to the west gives you additional yard space, expansion or investment opportunities. Whether you're just starting out or just looking for a little extra land with flexible space, this home is a must see. Don't miss this chance to make this home, yours!

Key facts

• Dedicated bonus room
• Walk in closet
• Garage

Tags

• WALK IN CLOSET
• DEDICATED BONUS ROOM
• ADDITIONAL YARD SPACE
• EXPANSION OPPORTUNITIES
• INVESTMENT OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (32.4% below list).
• Recommended offer: $112k (32.4% below list) — sets the bar for 1% rule.

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 $6k of equity ($1k loan paydown + $5k 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.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,508 (32.4% 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 198 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1915 — 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 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?
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: 0.68% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 12.3

CMA / ARV

• ARV (median comp): $192,323
• List price: $165,000
• Delta: -14.21%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 Webster Ave	0.41mi	2/1.0	1,418 (-4%)	1mo	$118,000	$83	73
222 Webster Ave	0.22mi	2/1.0	1,482 (+0%)	22mo	$130,000	$88	71
713 Webster Ave	0.40mi	2/2.0	1,460 (-1%)	12mo	$150,000	$103	65
515 St Clare Ave	0.23mi	2/1.0	1,644 (+11%)	12mo	$190,000	$116	61
304 N Elm St	0.30mi	2/1.0	1,640 (+11%)	16mo	$92,000	$56	55
317 Chestnut St	0.37mi	2/3.0	1,694 (+14%)	1mo	$49,900	$29	50

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: 3.1%
• Equity multiple: 1.18×
• Total profit: $8,351
• Equity at exit: $74,477

10-year hold

• IRR: 6.5%
• Equity multiple: 1.99×
• Total profit: $45,871
• Equity at exit: $115,001

Cash invested: $46,200 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$132 /mo · $1,579/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-185

Break-even live

Break-even rent $1,349

Max offer price $132,368

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-138	+0% $-185	+5% $-231	+10% $-278
Rent	-10% $-273	-5% $-229	+0% $-185	+5% $-141	+10% $-97
Rate	-1.0pp $-102	-0.5pp $-143	base $-185	+0.5pp $-227	+1.0pp $-271

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $165,000 Active 198 DOM
2. 2026-06-18
   days on market $165,000 Active 196 DOM
3. 2026-06-17
   days on market $165,000 Active 195 DOM
4. 2026-06-16
   days on market $165,000 Active 194 DOM
5. 2026-06-15
   days on market $165,000 Active 193 DOM
6. 2026-06-13
   days on market $165,000 Active 191 DOM
7. 2026-06-12
   days on market $165,000 Active 190 DOM
8. 2026-06-09
   days on market $165,000 Active 187 DOM
9. 2026-06-08
   days on market $165,000 Active 186 DOM
10. 2026-06-07
    days on market $165,000 Active 185 DOM
11. 2026-06-07
    days on market $165,000 Active 184 DOM
12. 2026-06-04
    days on market $165,000 Active 181 DOM
13. 2026-06-02
    days on market $165,000 Active 180 DOM
14. 2026-06-01
    days on market $165,000 Active 179 DOM
15. 2026-05-31
    days on market $165,000 Active 178 DOM
16. 2026-04-09
    price $175,000 790-char remark

    Show marketing remark (790 chars)

    Charming two bedroom home with bonus office and extra lot included. Welcomes to this well maintained 1480 sq foot home offering comfort, functionality and room to grow. Featuring 2 spacious bedrooms and 1 full bath, this property if perfect for anyone seeking cozy yet versatile living space. The main bedroom boasts a generous walk in closet, offering ample storage and convenience. A dedicated bonus room provides the ideal space for remote work, hobbies or a quiet retreat. Outside, you'll appreciate the 20x22 garage. The adjacent lot to the west gives you additional yard space, expansion or investment opportunities. Whether you're just starting out or just looking for a little extra land with flexible space, this home is a must see. Don't miss this chance to make this home, yours!

17. 2025-12-03
    listed $185,000 Active 790-char remark

    Show marketing remark (790 chars)

    Charming two bedroom home with bonus office and extra lot included. Welcomes to this well maintained 1480 sq foot home offering comfort, functionality and room to grow. Featuring 2 spacious bedrooms and 1 full bath, this property if perfect for anyone seeking cozy yet versatile living space. The main bedroom boasts a generous walk in closet, offering ample storage and convenience. A dedicated bonus room provides the ideal space for remote work, hobbies or a quiet retreat. Outside, you'll appreciate the 20x22 garage. The adjacent lot to the west gives you additional yard space, expansion or investment opportunities. Whether you're just starting out or just looking for a little extra land with flexible space, this home is a must see. Don't miss this chance to make this home, yours!

ⓘ 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: $1,579 · $132/mo
• Projected year-2 tax: $2,854 · $238/mo
• Expected delta: +$1,275/yr (+$106/mo · 80.7%)

ⓘ 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 4/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,381
• − Mortgage interest: −$9,243
• − Property taxes: −$1,579
• − Insurance: −$825
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$4,800
• Taxable loss: −$5,207
• Est. tax savings @ 24.0%: +$1,250
• After-tax cash flow: $-967/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

-5.4% since first listed

2 events — show timeline

• 2026-04-09 Price Changed $175,000 CBOR
• 2025-12-03 Listed $185,000 CBOR

Property tax history

+1.9%/yr

Latest (2025): $1,579 · +30.3% YoY. Source: county tax records.