17275 W Dld Rd

Kenesaw, NE 68956

$100,000B

4 bd · 3.0 ba · 1,712 sqft · Built 1970 · SingleFamily · Pending · 30 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,335/mo
• Mortgage (P&I): −$524
• Tax + insurance: −$291
• HOA: −$0
• Vac / Maint / Mgmt: −$280
• Net cashflow: $239/mo
• Annual: $2,864/yr
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.46
• 1% rule: 1.33%
• Cash to close: $28,000

Investor read

• This is a 4-bed/3.0-bath single-family listed at $100k. Condition is rated fair.
• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• In year one you build about $6k of equity ($691 loan paydown + $5k appreciation (4.9% local appreciation)).
• 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.
• Watch-outs: property tax is 3.0% of price.
• Market conditions: 8 active listings in the ZIP; 217 units permitted in Adams County in 2024 (132 in 5+ unit buildings).
• At projected returns (4.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: siding — Severe weathering and peeling
• Major: paint — Peeling and worn
• Major: flooring — Worn and damaged
• Major: interior walls — Worn paint and discoloration
• Major: bathrooms — Old fixtures and dated decor
• Major: kitchen — Old cabinets and appliances