23210 Agee Cir · Waterloo, NE 68069

$299,000

3 bd · 2.5 ba · 1,736 sqft · Other public records · 50 Days on market

Built 2020 6,578 sqft lot $172/sqft · 23% below area Est $388k · 23% under

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Why this score? — see what drove the C- 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quality unmatched in this price range, in this gorgeous Newly completed construction Townhome with NO HOA. Granite counters throughout. Long lasting Upgraded pre-finished engineered siding. Pella Windows and doors throughout. LVT Flooring. Fireplace. Oversized 2-car garage. Lawn sprinkler system. Enjoy low tax mill levy in Waterloo. 23212 Agee (MLS # 22102492) available for sale as well.

Key facts

• Large center island
• Attached garage
• Chic kitchen

Tags

• OPEN-CONCEPT LAYOUT
• CHIC KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• LUXURY VINYL FLOORING
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Townhouse (attached); Two levels; Built in 2020
• Construction: Slab foundation
• Exterior features: Patio; Vinyl fencing; Lot up to 1/4 acre (approximately 0.151 acres)

Interior

• Bedrooms: Master bedroom on 2nd floor; Additional bedrooms on 2nd floor
• Bathrooms: Total of 3 bathrooms (includes full, three-quarter, and half baths); At least one bathroom on the main level
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $299k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (11.4% below list).
• Recommended offer: $265k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#141 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Douglas County West Community Schools (rural): math 49% / reading 45% proficiency, ranked #69 of 111 in NE (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Douglas Co West Elementary Sch (math 47% / reading 47%, grade D-, #266 of 502 statewide, top 56%, 513 students, 30% FRL); Douglas Co West Middle School (math 51% / reading 45%, grade C-, #58 of 128 statewide, top 45%, 240 students, 30% FRL); Douglas Co West High School (math 42% / reading 37%, grade F, #184 of 261 statewide, top 76%, 300 students, 24% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $31k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $260k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $265,000 (11.4% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (median comp): $387,622
• List price: $299,000
• Delta: -22.86%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-42,153
• Equity at exit: $44,582

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-28,608
• Equity at exit: $25,852

Cash invested: $83,720 (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 68069

• Home prices YoY: -24.4%
• Active inventory: 34
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$302 /mo · $3,624/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $99

Break-even live

Break-even rent $2,525

Max offer price $299,000

Occupancy floor 91%

Sensitivity live

Price	-10% $268	-5% $184	+0% $99	+5% $14	+10% $-70
Rent	-10% $-110	-5% $-6	+0% $99	+5% $204	+10% $308
Rate	-1.0pp $250	-0.5pp $175	base $99	+0.5pp $21	+1.0pp $-57

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23817 Harvest Heights Cir Waterloo, NE	4.0	3.0	2050	$2,650	$1.29	2d	1	0.71mi

Listing history 29 events

1. 2026-06-18
   days on market $299,000 Active 50 DOM
2. 2026-06-17
   days on market $299,000 Active 49 DOM
3. 2026-06-16
   days on market $299,000 Active 48 DOM
4. 2026-06-15
   days on market $299,000 Active 47 DOM
5. 2026-06-13
   remarks 515-char remark
6. 2026-06-13
   days on market $299,000 Active 45 DOM
7. 2026-06-10
   days on market $299,000 Active 42 DOM
8. 2026-06-09
   days on market $299,000 Active 41 DOM
9. 2026-06-08
   days on market $299,000 Active 40 DOM
10. 2026-06-07
    days on market $299,000 Active 39 DOM
11. 2026-06-05
    remarks 498-char remark
12. 2026-06-05
    status $299,000 Active 36 DOM
13. 2026-06-03
    statusdays on market $299,000 Pending 36 DOM
14. 2026-06-03
    days on market $299,000 Active 35 DOM
15. 2026-06-01
    days on market $299,000 Active 34 DOM
16. 2026-05-31
    days on market $299,000 Active 33 DOM
17. 2026-04-28
    listed $330,000 New 468-char remark
18. 2026-04-28
    historical
19. 2026-03-27
    price $350,000
20. 2026-03-12
    price $375,000
21. 2026-03-06
    listed $390,000 New
22. 2021-05-03
    soldstatus $259,900 Sold

    Show marketing remark (390 chars)

    Quality unmatched in this price range, in this gorgeous Newly completed construction Townhome with NO HOA. Granite counters throughout. Long lasting Upgraded pre-finished engineered siding. Pella Windows and doors throughout. LVT Flooring. Fireplace. Oversized 2-car garage. Lawn sprinkler system. Enjoy low tax mill levy in Waterloo. 23212 Agee (MLS # 22102492) available for sale as well.

23. 2021-03-01
    status Pending

    Show marketing remark (390 chars)

    Quality unmatched in this price range, in this gorgeous Newly completed construction Townhome with NO HOA. Granite counters throughout. Long lasting Upgraded pre-finished engineered siding. Pella Windows and doors throughout. LVT Flooring. Fireplace. Oversized 2-car garage. Lawn sprinkler system. Enjoy low tax mill levy in Waterloo. 23212 Agee (MLS # 22102492) available for sale as well.

24. 2021-02-19
    listed $259,900 Active - New

    Show marketing remark (390 chars)

    Quality unmatched in this price range, in this gorgeous Newly completed construction Townhome with NO HOA. Granite counters throughout. Long lasting Upgraded pre-finished engineered siding. Pella Windows and doors throughout. LVT Flooring. Fireplace. Oversized 2-car garage. Lawn sprinkler system. Enjoy low tax mill levy in Waterloo. 23212 Agee (MLS # 22102492) available for sale as well.

25. 2020-07-07
    soldstatus $39,000
26. 2014-02-19
    soldstatus $44,000
27. 2013-12-31
    soldstatus $110,000
28. 2010-12-07
    historical
29. 2010-07-09
    listed $34,000

ⓘ 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: $3,624 · $302/mo
• Projected year-2 tax: $5,173 · $431/mo
• Expected delta: +$1,549/yr (+$129/mo · 42.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $31,800
• − Mortgage interest: −$16,749
• − Property taxes: −$3,624
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$8,698
• Taxable loss: −$3,854
• Est. tax savings @ 24.0%: +$925
• After-tax cash flow: $2,112/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: Douglas County West Community Schools
• NCES district ID: 3100165
• Math proficiency: 49% ▼ -13.00%
• Reading proficiency: 45% ▼ -15.00%
• Median HH income: $60,937
• Composite: 41.37/100
• National rank: #3490
• State rank: #69 of 111 in NE

Livability — Waterloo

• Score: 73/100
• State rank: #141
• US rank: #5143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waterloo, NE
• Population (ZIP): 3,100

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 625,245 people
• By 2030: 661,613 · +5.8%
• By 2040: 732,395 · +17.1%
• By 2050: 801,988 · +28.3%
• By 2075: 968,637 · +54.9%
• By 2100: 1,101,871 · +76.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Iranian 9% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Douglas

• 2024 margin: D (+10.2) · D 54.4% · R 44.2% · Other 1.4%
• 2008→2024 swing: +5.5pp toward D · 2008: 4.6pp · 2024: 10.2pp
• All cycles: 2024: D+10.2 2020: D+11.3 2016: D+1.4 2012: R+4.3 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.89%
• Current HPI: 272.1216
• 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

+779.4% since first listed

21 events — show timeline

• 2026-06-04 Relisted — GPRMLS
• 2026-06-04 Relisted — GPRMLS
• 2026-06-04 Price Changed $299,000 GPRMLS
• 2026-06-04 Price Changed $350,000 GPRMLS
• 2026-06-04 Listing Removed — GPRMLS
• 2026-06-03 Pending — GPRMLS
• 2026-05-29 Listing Removed — GPRMLS
• 2026-05-27 Price Changed $299,000 GPRMLS
• 2026-04-28 Listing Removed — GPRMLS
• 2026-04-28 Listed $330,000 GPRMLS
• 2026-03-27 Price Changed $350,000 GPRMLS
• 2026-03-12 Price Changed $375,000 GPRMLS
• 2026-03-06 Listed $390,000 GPRMLS
• 2021-05-03 Sold (MLS) $259,900 GPRMLS
• 2021-03-01 Pending — GPRMLS
• 2021-02-19 Listed $259,900 GPRMLS
• 2020-07-07 Sold (Public Records) $39,000 Public Records
• 2014-02-19 Sold (Public Records) $44,000 Public Records
• 2013-12-31 Sold (Public Records) $110,000 Public Records
• 2010-12-07 Listing Removed — GPRMLS
• 2010-07-09 Listed $34,000 GPRMLS

Property tax history

+30.7%/yr

Latest (2025): $3,624 · -0.0% YoY. Source: county tax records.