2216 E 8th St · Fremont, NE 68025

$215,000

3 bd · 3.0 ba · 2,191 sqft · SingleFamily public records · 12 Days on market

Built 1966 9,620 sqft lot $98/sqft · 22% below area Est $295k · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

East Fremont location. Multi-level. 3 bed, 3 bath, 2 car attached garage. Home needs repairs.

Key facts

• Multi-level
• 9,620 sq ft lot
• 2 garage spots

Tags

• EAST FREMONT LOCATION
• MULTI-LEVEL

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Multi-level; Built in 1966; Living area approximately 2,345 square feet (about 1,745 above grade)
• Construction: Block foundation
• Exterior features: Patio; Wood fencing; Below-grade finished area (basement) of approximately 600 square feet; Lot up to 1/4 acre (approx. 0.22 acres) with dimensions about 74 x 130

Interior

• Bedrooms: Master bedroom on 2nd floor; Additional bedrooms on 2nd floor
• Bathrooms: 3 total bathrooms (1 full, 1 three-quarter, 1 half); 1 main level bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (27.4% below list).
• Recommended offer: $156k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.3% in Fremont — 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.

Location & tenants

• Location reads 76/100 on livability (#92 in NE, #3,751 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, commute F.
• Fremont Public Schools (town): math 34% / reading 36% proficiency, ranked #103 of 111 in NE (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Howard Elementary School (math 37% / reading 47%, grade F, #319 of 502 statewide, top 68%, 348 students, 0% FRL); Fremont Middle School (math 38% / reading 40%, grade F, #95 of 128 statewide, top 76%, 744 students, 66% FRL); Fremont Senior High School (math 42% / reading 48%, grade D-, #145 of 261 statewide, top 55%, 1,633 students, 55% FRL).
• Market conditions: Rents soft (-2.1%/yr); 238 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 82 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $156,067 (27.4% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 11.5

CMA / ARV

• ARV (median comp): $294,748
• List price: $215,000
• Delta: -27.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2216 E 8th St	0.00mi	3/2.5	2,345 (+7%)	1mo	$206,000	$88	85
2424 E Military Ave	0.18mi	3/3.0	1,995 (-9%)	1mo	$349,900	$175	76
2211 Phelps Ave	0.23mi	3/2.0	2,236 (+2%)	10mo	$275,000	$123	73
2044 E 2nd St	0.40mi	4/2.0 (+1)	2,201 (+0%)	4mo	$313,000	$142	68
2132 E 10th St	0.16mi	3/2.0	2,477 (+13%)	0mo	$335,000	$135	66
2428 Estes Ln	0.47mi	3/2.5	2,376 (+8%)	2mo	$428,000	$180	61
2223 E 16th St	0.53mi	2/2.5 (-1)	2,224 (+2%)	8mo	$320,000	$144	59
2309 Jean Dr	0.65mi	3/3.0	2,024 (-8%)	4mo	$330,000	$163	54
1430 E 6th St	0.64mi	3/2.0	2,508 (+14%)	3mo	$230,000	$92	40
1832 Bramblewood Ln	0.74mi	3/1.5	1,928 (-12%)	4mo	$330,000	$171	36
1301 N Hancock St	0.75mi	4/2.0 (+1)	1,926 (-12%)	1mo	$252,500	$131	35
166 S Thomas St	0.69mi	2/2.0 (-1)	1,864 (-15%)	2mo	$257,000	$138	32

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.23×
• Total profit: $-46,614
• Equity at exit: $32,057

10-year hold

• IRR: -26.9%
• Equity multiple: -0.12×
• Total profit: $-67,714
• Equity at exit: $18,589

Cash invested: $60,200 (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 68025

• Home prices YoY: -34.1%
• Rents YoY: -2.1%
• Active inventory: 238
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$128 /mo · $1,535/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-112

Break-even live

Break-even rent $1,703

Max offer price $195,201

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-51	+0% $-112	+5% $-173	+10% $-234
Rent	-10% $-235	-5% $-174	+0% $-112	+5% $-50	+10% $11
Rate	-1.0pp $-4	-0.5pp $-57	base $-112	+0.5pp $-168	+1.0pp $-224

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 N Clarmar Ave Fremont, NE	3.0	2.5	1847	$1,745	$0.94	4d	1	0.45mi

Listing history 5 events

1. 2026-05-05
   status Pending 93-char remark
2. 2026-03-09
   listed $215,000 New 93-char remark
3. 2001-09-26
   soldstatus $153,000
4. 1995-08-22
   soldstatus $137,500
5. 1989-06-18
   soldstatus $84,500

ⓘ 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: $1,535 · $128/mo
• Projected year-2 tax: $3,720 · $310/mo
• Expected delta: +$2,184/yr (+$182/mo · 142.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $18,728
• − Mortgage interest: −$12,043
• − Property taxes: −$1,535
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$6,255
• Taxable loss: −$5,177
• Est. tax savings @ 24.0%: +$1,242
• After-tax cash flow: $-103/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: Fremont Public Schools
• NCES district ID: 3170710
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $47,111
• Composite: 30.07/100
• National rank: #6347
• State rank: #103 of 111 in NE

Livability — Fremont

• Score: 76/100
• State rank: #92
• US rank: #3751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, NE
• County: Dodge County · 31,658 people
• City population: 31,658
• Metro: Fremont, NE
• Population (ZIP): 31,658
• Household income: $72,254
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 893.0

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 37,191 people
• By 2030: 37,238 · +0.1%
• By 2040: 37,256 · +0.2%
• By 2050: 37,494 · +0.8%
• By 2075: 39,165 · +5.3%
• By 2100: 40,221 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 2% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 14%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.6) · D 33.0% · R 65.7% · Other 1.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -12.0pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+32.1 2016: R+35.3 2012: R+22.7 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.59%
• Current HPI: 318.3329
• Rent YoY: ▼ -2.14%
• Metro: Fremont, NE
• 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

+143.8% since first listed

6 events — show timeline

• 2026-05-20 Sold (MLS) $206,000 GPRMLS
• 2026-05-05 Pending — GPRMLS
• 2026-03-09 Listed $215,000 GPRMLS
• 2001-09-26 Sold (Public Records) $153,000 Public Records
• 1995-08-22 Sold (Public Records) $137,500 Public Records
• 1989-06-18 Sold (Public Records) $84,500 Public Records

Property tax history

-5.5%/yr

Latest (2025): $1,535 · -48.7% YoY. Source: county tax records.