102 N Perkins Ave · Kenesaw, NE 68956

$154,500

3 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 2 Days on market

Built 1900 $116/sqft · 11% above area Est $168k · 8% under

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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 +11.3/30.0
• ARV discount +11.1/15.0
• Appreciation +7.4/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this nicely updated home with tons of character. Updates include: windows, roof, bathrooms, kitchen, flooring, among many others. This property is move in ready and features a large kitchen, formal dining, living room, loft area, 3 bedrooms, and 2 bathrooms! The backyard is endless and has alley access for the future detached garage of your dreams! Call to set up a showing today!

Key facts

• Gas furnace
• Vinyl windows
• Formal dining room

Tags

• PRIMARY SUITE
• FORMAL DINING ROOM
• MAIN FLOOR LIVING AREA
• LARGE BACKYARD
• VINYL WINDOWS
• GAS FURNACE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential zoning
• Construction: Frame construction
• Exterior features: Public water; Public sewer; Natural gas available

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bathrooms: One main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Partial basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (24.8% below list).
• Recommended offer: $116k (24.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#173 in NE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Kenesaw Public Schools (rural): math 45% / reading 55% proficiency, ranked #138 of 245 in NE (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Kenesaw Elementary School (math 42% / reading 52%, grade D-, #266 of 502 statewide, top 56%, 142 students, 31% FRL); Kenesaw Secondary School (math 64% / reading 74%, grade B, #13 of 261 statewide, top 7%, 141 students, 23% FRL).
• Market conditions: 8 active listings in the ZIP; 217 units permitted in Adams County in 2024 (132 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.9% local appreciation)).
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y ago 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: flood insurance adds $125/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,144 (24.8% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 11.1

CMA / ARV

• ARV (median comp): $168,081
• List price: $154,500
• Delta: -8.08%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 N Doane Ave	0.14mi	3/2.0	1,468 (+10%)	4mo	$210,000	$143	73
102 S Brooks Ave	0.32mi	3/1.0	1,425 (+7%)	8mo	$140,000	$98	63
507 N Denison Ave	0.30mi	2/1.0 (-1)	1,414 (+6%)	10mo	$125,000	$88	58
600 N Denison Ave	0.32mi	4/3.0 (+1)	1,500 (+13%)	18mo	$240,000	$160	40

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

Projected returns pro-forma

4.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.53×
• Total profit: $22,735
• Equity at exit: $86,195

10-year hold

• IRR: 10.1%
• Equity multiple: 2.84×
• Total profit: $79,503
• Equity at exit: $147,651

Cash invested: $43,260 (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 68956

• Home prices YoY: 1.7%
• Active inventory: 8
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$810
• Tax from tax record: −$100 /mo · $1,205/yr
• Insurance: −$64
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-183

Break-even live

Break-even rent $1,393

Max offer price $122,225

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-139	+0% $-183	+5% $-226	+10% $-270
Rent	-10% $-274	-5% $-229	+0% $-183	+5% $-137	+10% $-91
Rate	-1.0pp $-105	-0.5pp $-143	base $-183	+0.5pp $-223	+1.0pp $-263

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: $38,625
• Closing costs: $4,635
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-17
   status Pending 574-char remark
2. 2026-05-14
   listed $154,500 Active 574-char remark
3. 2022-05-06
   soldstatus $143,000 392-char remark

   Show marketing remark (394 chars)

   Check out this nicely updated home with tons of character. Updates include: windows, roof, bathrooms, kitchen, flooring, among many others. This property is move in ready and features a large kitchen, formal dining, living room, loft area, 3 bedrooms, and 2 bathrooms! The backyard is endless and has alley access for the future detached garage of your dreams! Call to set up a showing today!

4. 2022-05-06
   soldstatus $143,000

   Show marketing remark (394 chars)

   Check out this nicely updated home with tons of character. Updates include: windows, roof, bathrooms, kitchen, flooring, among many others. This property is move in ready and features a large kitchen, formal dining, living room, loft area, 3 bedrooms, and 2 bathrooms! The backyard is endless and has alley access for the future detached garage of your dreams! Call to set up a showing today!

5. 2022-05-06
   soldstatus $143,000

   Show marketing remark (394 chars)

   Check out this nicely updated home with tons of character. Updates include: windows, roof, bathrooms, kitchen, flooring, among many others. This property is move in ready and features a large kitchen, formal dining, living room, loft area, 3 bedrooms, and 2 bathrooms! The backyard is endless and has alley access for the future detached garage of your dreams! Call to set up a showing today!

6. 2022-03-01
   listed $149,900 392-char remark

   Show marketing remark (394 chars)

   Check out this nicely updated home with tons of character. Updates include: windows, roof, bathrooms, kitchen, flooring, among many others. This property is move in ready and features a large kitchen, formal dining, living room, loft area, 3 bedrooms, and 2 bathrooms! The backyard is endless and has alley access for the future detached garage of your dreams! Call to set up a showing today!

7. 2022-03-01
   listed $149,900

   Show marketing remark (394 chars)

   Check out this nicely updated home with tons of character. Updates include: windows, roof, bathrooms, kitchen, flooring, among many others. This property is move in ready and features a large kitchen, formal dining, living room, loft area, 3 bedrooms, and 2 bathrooms! The backyard is endless and has alley access for the future detached garage of your dreams! Call to set up a showing today!

8. 2021-02-16
   soldstatus $103,000
9. 2021-02-12
   soldstatus $98,000
10. 2020-09-29
    listed $109,900
11. 2019-01-08
    soldstatus $86,000
12. 2017-08-22
    soldstatus $70,000
13. 2017-08-21
    soldstatus $70,000
14. 2017-02-03
    listed $60,000

ⓘ 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: $1,205 · $100/mo
• Projected year-2 tax: $2,673 · $223/mo
• Expected delta: +$1,468/yr (+$122/mo · 121.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,937
• − Mortgage interest: −$8,654
• − Property taxes: −$1,205
• − Insurance: −$2,275
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$4,495
• Taxable loss: −$4,922
• Est. tax savings @ 24.0%: +$1,181
• After-tax cash flow: $-1,011/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: Kenesaw Public Schools
• NCES district ID: 3172420
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $57,176
• Composite: 45.47/100
• National rank: #5691
• State rank: #138 of 245 in NE

Livability — Kenesaw

• Score: 72/100
• State rank: #173
• US rank: #6160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenesaw, NE
• Population (ZIP): 1,108

Population outlook (Adams County) Hauer SSP2

• Today (2025): 31,965 people
• By 2030: 32,079 · +0.4%
• By 2040: 31,999 · +0.1%
• By 2050: 31,586 · -1.2%
• By 2075: 30,856 · -3.5%
• By 2100: 29,948 · -6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 3%
• Common ancestry: Portuguese 4% Italian 2% Slovene 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+41.6) · D 28.5% · R 70.2% · Other 1.3%
• 2008→2024 swing: -14.6pp toward R · 2008: -27.0pp · 2024: -41.6pp
• All cycles: 2024: R+41.6 2020: R+40.1 2016: R+45.0 2012: R+34.1 2008: R+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.86%
• Current HPI: 290.1855
• 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

+157.5% since first listed

14 events — show timeline

• 2026-05-17 Pending — GMNMLS
• 2026-05-14 Listed $154,500 GMNMLS
• 2022-05-06 Sold (Public Records) $143,000 Public Records
• 2022-05-06 Sold (MLS) $143,000 GMNMLS
• 2022-05-06 Sold (MLS) $143,000 GIBOR
• 2022-03-01 Listed $149,900 GMNMLS
• 2022-03-01 Listed $149,900 GIBOR
• 2021-02-16 Sold (Public Records) $103,000 Public Records
• 2021-02-12 Sold (MLS) $98,000 GMNMLS
• 2020-09-29 Listed $109,900 GMNMLS
• 2019-01-08 Sold (Public Records) $86,000 Public Records
• 2017-08-22 Sold (Public Records) $70,000 Public Records
• 2017-08-21 Sold (MLS) $70,000 GMNMLS
• 2017-02-03 Listed $60,000 GMNMLS

Property tax history

+2.8%/yr

Latest (2025): $1,205 · +0.4% YoY. Source: county tax records.