222 Saint Clare Ave · Genoa, NE 68640

$147,000

2 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 127 Days on market

Built 1905 8,712 sqft lot $134/sqft · 30% above area Est $147k · at est.

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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).

• Cash flow +7.6/30.0
• ARV discount +7.6/15.0
• 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
• 1% rule +1.7/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Are you ready for small-town living? This charming home features a spacious living room, large kitchen area, 2 bedrooms, and a beautifully remodeled bathroom. The basement offers plenty of storage space, giving you room for all the extras. Enjoy tons of outdoor space with a fully fenced backyard — plus the chicken coop stays with the property! The garage includes a large workbench that will remain, and the attached carport provides additional parking. Major updates include a new roof in 2019 along with newer siding and windows for added peace of mind.

Key facts

• Large workbench
• Remodeled bathroom
• Newer siding

Tags

• REMODELED BATHROOM
• FULLY FENCED BACKYARD
• CHICKEN COOP
• LARGE WORKBENCH
• NEW ROOF
• NEWER SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (33.1% below list).
• Recommended offer: $98k (33.1% 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 $5k of equity ($1k loan paydown + $4k 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 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $98,405 (33.1% 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 127 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1905 — 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: 0.67% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• GRM: 12.4

CMA / ARV

• ARV (median comp): $147,195
• List price: $147,000
• Delta: -0.13%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Walnut St	0.15mi	2/2.0	1,024 (-7%)	18mo	$72,500	$71	62

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: 2.8%
• Equity multiple: 1.16×
• Total profit: $6,710
• Equity at exit: $66,353

10-year hold

• IRR: 6.2%
• Equity multiple: 1.95×
• Total profit: $39,296
• Equity at exit: $102,456

Cash invested: $41,160 (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: 12.4×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-176

Break-even live

Break-even rent $1,207

Max offer price $115,894

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-134	+0% $-176	+5% $-218	+10% $-259
Rent	-10% $-254	-5% $-215	+0% $-176	+5% $-137	+10% $-98
Rate	-1.0pp $-102	-0.5pp $-139	base $-176	+0.5pp $-214	+1.0pp $-253

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $147,000 Active 127 DOM
2. 2026-06-18
   days on market $147,000 Active 125 DOM
3. 2026-06-17
   days on market $147,000 Active 124 DOM
4. 2026-06-16
   days on market $147,000 Active 123 DOM
5. 2026-06-15
   days on market $147,000 Active 122 DOM
6. 2026-06-13
   days on market $147,000 Active 120 DOM
7. 2026-06-12
   days on market $147,000 Active 119 DOM
8. 2026-06-09
   days on market $147,000 Active 116 DOM
9. 2026-06-08
   days on market $147,000 Active 115 DOM
10. 2026-06-07
    days on market $147,000 Active 114 DOM
11. 2026-06-07
    days on market $147,000 Active 113 DOM
12. 2026-06-04
    days on market $147,000 Active 110 DOM
13. 2026-06-02
    days on market $147,000 Active 109 DOM
14. 2026-06-01
    days on market $147,000 Active 108 DOM
15. 2026-05-31
    days on market $147,000 Active 107 DOM
16. 2026-05-01
    price $147,000 563-char remark

    Show marketing remark (563 chars)

    Are you ready for small-town living? This charming home features a spacious living room, large kitchen area, 2 bedrooms, and a beautifully remodeled bathroom. The basement offers plenty of storage space, giving you room for all the extras. Enjoy tons of outdoor space with a fully fenced backyard — plus the chicken coop stays with the property! The garage includes a large workbench that will remain, and the attached carport provides additional parking. Major updates include a new roof in 2019 along with newer siding and windows for added peace of mind.

17. 2026-03-18
    price $149,000 563-char remark

    Show marketing remark (563 chars)

    Are you ready for small-town living? This charming home features a spacious living room, large kitchen area, 2 bedrooms, and a beautifully remodeled bathroom. The basement offers plenty of storage space, giving you room for all the extras. Enjoy tons of outdoor space with a fully fenced backyard — plus the chicken coop stays with the property! The garage includes a large workbench that will remain, and the attached carport provides additional parking. Major updates include a new roof in 2019 along with newer siding and windows for added peace of mind.

18. 2026-02-11
    listed $159,900 Active 563-char remark

    Show marketing remark (563 chars)

    Are you ready for small-town living? This charming home features a spacious living room, large kitchen area, 2 bedrooms, and a beautifully remodeled bathroom. The basement offers plenty of storage space, giving you room for all the extras. Enjoy tons of outdoor space with a fully fenced backyard — plus the chicken coop stays with the property! The garage includes a large workbench that will remain, and the attached carport provides additional parking. Major updates include a new roof in 2019 along with newer siding and windows for added peace of mind.

19. 2025-09-02
    price $175,000
20. 2025-07-31
    listed $190,000 Active
21. 2020-07-14
    listed $73,000

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $2,543 · $212/mo
• Expected delta: +$1,087/yr (+$91/mo · 74.6%)

ⓘ 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: $11,809
• − Mortgage interest: −$8,234
• − Property taxes: −$1,456
• − Insurance: −$735
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$4,276
• Taxable loss: −$4,783
• Est. tax savings @ 24.0%: +$1,148
• After-tax cash flow: $-965/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

+101.4% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $147,000 CBOR
• 2026-03-18 Price Changed $149,000 CBOR
• 2026-02-11 Listed $159,900 CBOR
• 2025-09-02 Price Changed $175,000 CBOR
• 2025-07-31 Listed $190,000 CBOR
• 2020-07-14 Listed $73,000 CBOR

Property tax history

+5.5%/yr

Latest (2025): $1,456 · -0.4% YoY. Source: county tax records.