1103 N Adams Ave · Juniata, NE 68955

$129,900

3 bd · 1.0 ba · 1,200 sqft · Manufactured public records · 13 Days on market

Built 1972

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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 +16.5/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +5.1/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you're looking for small town living then look no further! This 2 bed 1 bath manufactured home on a foundation features updates such as newer kitchen cabinets, furnace and water heater, siding, and more! Step inside to a large open dining / living area leading to your kitchen with extra bar height countertops! Enjoy the convenience of main floor living including a nice sized primary bedroom with double closet areas! Outside you'll find a deck, shed, and deep single car detached garage. All situated on a corner lot! Call today for your personal showing!

Key facts

• Double closet areas
• Deck
• Main floor living

Tags

• NEWER KITCHEN CABINETS
• LARGE OPEN DINING LIVING AREA
• EXTRA BAR HEIGHT COUNTERTOPS
• MAIN FLOOR LIVING
• DOUBLE CLOSET AREAS
• DECK

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residential property; Zoned R1
• Exterior features: Deck; Shed(s)

Interior

• Bathrooms: One main-level bathroom
• Heating & cooling: Window air conditioning unit(s)
• Interior features: Electric water heater
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $77 ($923/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 $109k (16.5% below list).
• Recommended offer: $109k (16.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#247 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Adams Central Public Schools (rural): math 60% / reading 57% proficiency, ranked #17 of 111 in NE (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Adams Central Jr-Sr High Sch (math 57% / reading 52%, grade C-, #80 of 261 statewide, top 37%, 430 students, 20% FRL).
• Market conditions: 9 active listings in the ZIP; 217 units permitted in Adams County in 2024 (132 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $108,525 (16.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.84% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-16,207
• Equity at exit: $19,369

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-8,031
• Equity at exit: $11,231

Cash invested: $36,372 (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 68955

• Home prices YoY: -5.4%
• Active inventory: 9
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,085 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $77

Break-even live

Break-even rent $988

Max offer price $129,900

Occupancy floor 88%

Sensitivity live

Price	-10% $150	-5% $114	+0% $77	+5% $40	+10% $3
Rent	-10% $-9	-5% $34	+0% $77	+5% $120	+10% $163
Rate	-1.0pp $142	-0.5pp $110	base $77	+0.5pp $43	+1.0pp $9

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-22
   days on market $129,900 Active 13 DOM
2. 2026-06-21
   days on market $129,900 Active 12 DOM
3. 2026-06-21
   days on market $129,900 Active 11 DOM
4. 2026-06-18
   days on market $129,900 Active 9 DOM
5. 2026-06-17
   days on market $129,900 Active 8 DOM
6. 2026-06-16
   days on market $129,900 Active 7 DOM
7. 2026-06-15
   days on market $129,900 Active 6 DOM
8. 2026-06-13
   days on market $129,900 Active 4 DOM
9. 2026-06-12
   days on market $129,900 Active 3 DOM
10. 2026-06-09
    remarks 562-char remark
11. 2026-06-09
    listed $129,900 Active 1 DOM

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $2,247 · $187/mo
• Expected delta: +$1,706/yr (+$142/mo · 315.2%)

ⓘ 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 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: $13,023
• − Mortgage interest: −$7,276
• − Property taxes: −$541
• − Insurance: −$650
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$3,779
• Taxable loss: −$1,307
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $1,237/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: Adams Central Public Schools
• NCES district ID: 3102770
• Math proficiency: 60% ▼ -4.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $72,242
• Composite: 51.98/100
• National rank: #1641
• State rank: #17 of 111 in NE

Livability — Juniata

• Score: 69/100
• State rank: #247
• US rank: #8806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Juniata, NE
• Population (ZIP): 2,282

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 0%

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: ▼ -16.11%
• Current HPI: 280.532
• 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

1 event — show timeline

• 2026-06-08 Listed $129,900 GMNMLS

Property tax history

-0.6%/yr

Latest (2025): $541 · -3.3% YoY. Source: county tax records.