217 W 12th St · Grand Island, NE 68803

$180,000

2 bd · 2.0 ba · 906 sqft · SingleFamily public records · 178 Days on market

Built 1917 6,970 sqft lot $199/sqft · 78% above area Est $202k · 11% under

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Why this score? — see what drove the F 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 +12.4/15.0
• Cash flow +6.3/30.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1 bath home offers cozy comfort with some updates, including a newer roof and a welcoming layout. Enjoy the beautiful outdoor space with a large deck and patio - perfect for relaxing or entertaining. The 1-car garage adds convenience, and the mature landscaping provides privacy and curb appeal. A must-see for anyone looking for character and charm.

Key facts

• Large deck
• Newer roof
• Mature landscaping

Tags

• NEWER ROOF
• LARGE DECK
• MATURE LANDSCAPING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-323 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (41.4% below list).
• Recommended offer: $105k (41.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#43 in NE, #2,252 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute F.
• Grand Island Public Schools (urban): math 36% / reading 36% proficiency, ranked #102 of 111 in NE (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Howard Elementary School (math 22% / reading 27%, grade F, #445 of 502 statewide, top 91%, 471 students, 0% FRL); Walnut Middle School (math 30% / reading 27%, grade F, #116 of 128 statewide, top 91%, 853 students, 78% FRL); Grand Island Senior High School (math 22% / reading 20%, grade F, #249 of 261 statewide, top 95%, 2,650 students, 65% FRL).
• Market conditions: 212 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 246 units permitted in Hall County in 2024 (98 in 5+ unit buildings).
• This rent is only 17% of the median local income ($73k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Hall County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $180k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,436 (41.4% 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. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.69%
• DSCR: 0.66
• GRM: 14.2

CMA / ARV

• ARV (median comp): $202,228
• List price: $180,000
• Delta: -10.99%
• 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
501 W 11th	0.18mi	2/1.0	955 (+5%)	7mo	$188,000	$197	73
204 E 10th St	0.21mi	2/1.0	812 (-10%)	3mo	$170,000	$209	66
816 W 5th St	0.59mi	2/1.0	905 (-0%)	10mo	$135,000	$149	60
210 E 9th St	0.26mi	2/1.0	1,036 (+14%)	5mo	$155,000	$150	56
614 W 9th Stf	0.31mi	2/1.0	1,020 (+13%)	7mo	$170,000	$167	55
304 E 16th St	0.39mi	3/1.0 (+1)	933 (+3%)	17mo	$155,000	$166	54
412 E 10th St	0.35mi	3/1.0 (+1)	952 (+5%)	19mo	$137,000	$144	50
110 W 18th St	0.44mi	2/1.0	979 (+8%)	15mo	$170,000	$174	50
918 W 6th St	0.59mi	2/1.0	864 (-5%)	15mo	$125,000	$145	48
1012 N Washington St	0.63mi	1/1.0 (-1)	890 (-2%)	13mo	$115,000	$129	48
412 W 4th St	0.53mi	3/1.0 (+1)	1,012 (+12%)	2mo	$108,000	$107	45
1415 N Grand Island Ave	0.68mi	2/1.0	825 (-9%)	16mo	$200,000	$242	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -29.8%
• Equity multiple: 0.01×
• Total profit: $-49,769
• Equity at exit: $26,839

10-year hold

• IRR: -31.0%
• Equity multiple: -0.39×
• Total profit: $-69,971
• Equity at exit: $15,563

Cash invested: $50,400 (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 68803

• Active inventory: 212
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,054 high
• Mortgage (P&I): −$944
• Tax from tax record: −$137 /mo · $1,642/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-323

Break-even live

Break-even rent $1,463

Max offer price $122,966

Occupancy floor —

Sensitivity live

Price	-10% $-221	-5% $-272	+0% $-323	+5% $-374	+10% $-425
Rent	-10% $-406	-5% $-365	+0% $-323	+5% $-281	+10% $-240
Rate	-1.0pp $-232	-0.5pp $-277	base $-323	+0.5pp $-369	+1.0pp $-417

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 N Walnut St Unit 2 Grand Island, NE	1.0	1.0	600	$700	$1.17	45d	1	0.59mi
376 N Elm St Unit 5 Grand Island, NE	1.0	1.0	600	$600	$1.00	45d	1	0.64mi
123 N Locust St #601 Grand Island, NE	1.0	1.0	585	$1,400	$2.39	45d	1	0.84mi
311 N Lincoln Ave Grand Island, NE	1.0	1.0	600	$950	$1.58	45d	1	0.93mi
406 Yund St Grand Island, NE	2.0	1.5	945	$1,200	$1.27	45d	1	1.05mi
2112 W 4th St Apt 1 Grand Island, NE	1.0	1.0	550	$800	$1.45	45d	1	1.21mi

Listing history 8 events

1. 2026-05-04
   status Pending 366-char remark

   Show marketing remark (366 chars)

   This 2-bedroom, 1 bath home offers cozy comfort with some updates, including a newer roof and a welcoming layout. Enjoy the beautiful outdoor space with a large deck and patio - perfect for relaxing or entertaining. The 1-car garage adds convenience, and the mature landscaping provides privacy and curb appeal. A must-see for anyone looking for character and charm.

2. 2026-04-17
   price $180,000 366-char remark

   Show marketing remark (366 chars)

   This 2-bedroom, 1 bath home offers cozy comfort with some updates, including a newer roof and a welcoming layout. Enjoy the beautiful outdoor space with a large deck and patio - perfect for relaxing or entertaining. The 1-car garage adds convenience, and the mature landscaping provides privacy and curb appeal. A must-see for anyone looking for character and charm.

3. 2026-02-26
   price $189,000 366-char remark

   Show marketing remark (366 chars)

   This 2-bedroom, 1 bath home offers cozy comfort with some updates, including a newer roof and a welcoming layout. Enjoy the beautiful outdoor space with a large deck and patio - perfect for relaxing or entertaining. The 1-car garage adds convenience, and the mature landscaping provides privacy and curb appeal. A must-see for anyone looking for character and charm.

4. 2025-12-18
   price $199,000 366-char remark

   Show marketing remark (366 chars)

   This 2-bedroom, 1 bath home offers cozy comfort with some updates, including a newer roof and a welcoming layout. Enjoy the beautiful outdoor space with a large deck and patio - perfect for relaxing or entertaining. The 1-car garage adds convenience, and the mature landscaping provides privacy and curb appeal. A must-see for anyone looking for character and charm.

5. 2025-11-17
   price $207,500 366-char remark

   Show marketing remark (366 chars)

   This 2-bedroom, 1 bath home offers cozy comfort with some updates, including a newer roof and a welcoming layout. Enjoy the beautiful outdoor space with a large deck and patio - perfect for relaxing or entertaining. The 1-car garage adds convenience, and the mature landscaping provides privacy and curb appeal. A must-see for anyone looking for character and charm.

6. 2025-11-07
   listed $215,000 Active 366-char remark

   Show marketing remark (366 chars)

   This 2-bedroom, 1 bath home offers cozy comfort with some updates, including a newer roof and a welcoming layout. Enjoy the beautiful outdoor space with a large deck and patio - perfect for relaxing or entertaining. The 1-car garage adds convenience, and the mature landscaping provides privacy and curb appeal. A must-see for anyone looking for character and charm.

7. 2005-06-22
   soldstatus $80,000
8. 2002-09-11
   soldstatus $62,500

ⓘ 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: $1,642 · $137/mo
• Projected year-2 tax: $3,114 · $260/mo
• Expected delta: +$1,472/yr (+$123/mo · 89.6%)

ⓘ 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 ≥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: $12,652
• − Mortgage interest: −$10,083
• − Property taxes: −$1,642
• − Insurance: −$900
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$5,236
• Taxable loss: −$7,234
• Est. tax savings @ 24.0%: +$1,736
• After-tax cash flow: $-2,138/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: Grand Island Public Schools
• NCES district ID: 3100016
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $47,021
• Composite: 30.9/100
• National rank: #6117
• State rank: #102 of 111 in NE

Livability — Grand Island

• Score: 79/100
• State rank: #43
• US rank: #2252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Island, NE
• County: Hall County · 56,358 people
• City population: 56,358
• Metro: Grand Island, NE
• Population (ZIP): 25,534
• Household income: $73,463
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 638.0

Population outlook (Hall County) Hauer SSP2

• Today (2025): 68,137 people
• By 2030: 71,543 · +5.0%
• By 2040: 78,843 · +15.7%
• By 2050: 86,765 · +27.3%
• By 2075: 111,764 · +64.0%
• By 2100: 137,991 · +102.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 23% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 14% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 80% English-only · Spanish 18% Arabic 1%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+37.8) · D 30.5% · R 68.3% · Other 1.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -24.1pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+34.8 2016: R+37.5 2012: R+27.6 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -191.41%
• Current HPI: 214.8923
• Rent YoY: —
• Metro: Grand Island, 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

+188.0% since first listed

8 events — show timeline

• 2026-05-04 Pending — GIBOR
• 2026-04-17 Price Changed $180,000 GIBOR
• 2026-02-26 Price Changed $189,000 GIBOR
• 2025-12-18 Price Changed $199,000 GIBOR
• 2025-11-17 Price Changed $207,500 GIBOR
• 2025-11-07 Listed $215,000 GIBOR
• 2005-06-22 Sold (Public Records) $80,000 Public Records
• 2002-09-11 Sold (Public Records) $62,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,642 · +3.4% YoY. Source: county tax records.