1817 7th Ave · Kearney, NE 68845

$224,500

3 bd · 2.0 ba · 1,797 sqft · SingleFamily public records · 2 Days on market

Built 1920 7,500 sqft lot $125/sqft · at area comps Est $219k · at est.

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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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +6.5/15.0
• 1% rule +5.3/10.0
• Schools +4.7/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large corner lot with fenced-in backyard, patio, and shed. 2 bedrooms on the main floor with one in the basement. The basement has all-new carpeting. Washer and dryer stay (as is). All kitchen appliances stay. New roof 5 years ago, gutters 2 years ago. New concrete front steps. The home was moved onto a new foundation.

Key facts

• Patio area
• 7,500 sq ft lot
• Built 1920

Tags

• TWO SEPARATE LIVING AREAS
• NICELY FINISHED BASEMENT
• FULLY FENCED BACKYARD
• PATIO AREA

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Frame construction
• Exterior features: Wood fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal; Refrigerator
• Bathrooms: One main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Electric range; Microwave; Disposal; Refrigerator; Gas water heater; Finished full basement; Smoke detector(s)
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $224k).
• Cap rate 8.5% vs local median 2.5% in Kearney — 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 83/100 on livability (#11 in NE, #858 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Kearney Public Schools (town): math 55% / reading 54% proficiency, ranked #43 of 111 in NE (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.7%/yr); 133 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 125 units permitted in Buffalo County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Buffalo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $224,500

Questions for the listing agent

1. Built in 1920 — 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 A-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. 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: 1.03% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (median comp): $219,427
• List price: $224,500
• Delta: 2.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 7th Ave	0.12mi	3/2.0	1,738 (-3%)	5mo	$150,000	$86	85
2010 3rd Ave	0.32mi	3/2.0	1,664 (-7%)	2mo	$230,000	$138	71
2003 6th Ave	0.19mi	2/1.0 (-1)	1,744 (-3%)	9mo	$219,900	$126	70
405 W 13th St	0.45mi	3/2.0	1,744 (-3%)	6mo	$275,000	$158	69
607 W 25th St	0.51mi	3/1.0	1,872 (+4%)	0mo	$130,000	$69	65
1507 10th Ave	0.33mi	3/3.0	1,979 (+10%)	1mo	$330,000	$167	63
819 W 24th St	0.45mi	4/2.0 (+1)	1,607 (-11%)	2mo	$220,000	$137	54
2006 4th Ave	0.26mi	2/1.0 (-1)	1,577 (-12%)	6mo	$227,500	$144	53
323 W 14th St	0.40mi	4/2.0 (+1)	2,012 (+12%)	7mo	$295,000	$147	51
816 W 24th St	0.42mi	4/2.0 (+1)	2,048 (+14%)	5mo	$220,000	$107	48
1917 C Ave	0.73mi	2/2.0 (-1)	1,700 (-5%)	6mo	$240,000	$141	47
2204 15th Ave	0.65mi	4/2.0 (+1)	1,994 (+11%)	8mo	$235,000	$118	40

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 · 7.74% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,111
• Equity at exit: $33,474

10-year hold

• IRR: 14.2%
• Equity multiple: 2.38×
• Total profit: $86,621
• Equity at exit: $19,411

Cash invested: $62,860 (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 68845

• Rents YoY: 7.7%
• Active inventory: 133
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,317 medium
• Mortgage (P&I): −$1,177
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $408

Break-even live

Break-even rent $1,801

Max offer price $224,500

Occupancy floor 77%

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: $56,125
• Closing costs: $6,735
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2114 University Dr Kearney, NE	2.0	1.0–2.0	1022	$2,545	$2.49	44d	23	1.06mi
2109 Chancellors Ave Kearney, NE	2.0	2.5	1753	$2,495	$1.42	44d	1	1.08mi
2005 Chancellors Ave Kearney, NE	2.0	2.5	1753	$2,495	$1.42	44d	1	1.09mi

Listing history 13 events

1. 2026-05-18
   status Pending 1022-char remark
2. 2026-05-15
   listed $224,500 Active 1022-char remark
3. 2023-12-12
   soldstatus $200,000
4. 2023-12-08
   soldstatus $199,900 Closed 320-char remark

   Show marketing remark (320 chars)

   Large corner lot with fenced-in backyard, patio, and shed. 2 bedrooms on the main floor with one in the basement. The basement has all-new carpeting. Washer and dryer stay (as is). All kitchen appliances stay. New roof 5 years ago, gutters 2 years ago. New concrete front steps. The home was moved onto a new foundation.

5. 2023-10-28
   status Pending 320-char remark

   Show marketing remark (320 chars)

   Large corner lot with fenced-in backyard, patio, and shed. 2 bedrooms on the main floor with one in the basement. The basement has all-new carpeting. Washer and dryer stay (as is). All kitchen appliances stay. New roof 5 years ago, gutters 2 years ago. New concrete front steps. The home was moved onto a new foundation.

6. 2023-10-17
   listed $199,900 Active 320-char remark

   Show marketing remark (320 chars)

   Large corner lot with fenced-in backyard, patio, and shed. 2 bedrooms on the main floor with one in the basement. The basement has all-new carpeting. Washer and dryer stay (as is). All kitchen appliances stay. New roof 5 years ago, gutters 2 years ago. New concrete front steps. The home was moved onto a new foundation.

7. 2018-05-24
   soldstatus $140,000

   Show marketing remark (1019 chars)

   (all unfinished trim work and paint shown in the pictures will be completed prior to closing) This beautiful, modern home has had loads of updates and improvements over the past few years! The home features an Ecobee3 Smart Thermostat that can be controlled via smart devices. There are also Smart Light Switches to control the downstairs living room and stairway lights and a Smart Lock system on the back door. In the fall of 2016 a new roof was put on the house, in 2017 the privacy fence was built, and the backyard shed was new in 2018. Many rooms in the home have new flooring and have been freshly painted. The kitchen has been fully remodeled and includes a fantastic bar area. The living room has a double pane picture window, newer front door, and a ceiling fan with LED lights. The huge family room and recently remodeled laundry room have recessed LED lighting and the master bedroom has a new ceiling fan with LED lights. Make an appointment to see this fantastic home, it will not be on the market long!

8. 2018-05-24
   soldstatus $140,000

   Show marketing remark (1019 chars)

   (all unfinished trim work and paint shown in the pictures will be completed prior to closing) This beautiful, modern home has had loads of updates and improvements over the past few years! The home features an Ecobee3 Smart Thermostat that can be controlled via smart devices. There are also Smart Light Switches to control the downstairs living room and stairway lights and a Smart Lock system on the back door. In the fall of 2016 a new roof was put on the house, in 2017 the privacy fence was built, and the backyard shed was new in 2018. Many rooms in the home have new flooring and have been freshly painted. The kitchen has been fully remodeled and includes a fantastic bar area. The living room has a double pane picture window, newer front door, and a ceiling fan with LED lights. The huge family room and recently remodeled laundry room have recessed LED lighting and the master bedroom has a new ceiling fan with LED lights. Make an appointment to see this fantastic home, it will not be on the market long!

9. 2018-04-03
   listed $138,000

   Show marketing remark (1019 chars)

   (all unfinished trim work and paint shown in the pictures will be completed prior to closing) This beautiful, modern home has had loads of updates and improvements over the past few years! The home features an Ecobee3 Smart Thermostat that can be controlled via smart devices. There are also Smart Light Switches to control the downstairs living room and stairway lights and a Smart Lock system on the back door. In the fall of 2016 a new roof was put on the house, in 2017 the privacy fence was built, and the backyard shed was new in 2018. Many rooms in the home have new flooring and have been freshly painted. The kitchen has been fully remodeled and includes a fantastic bar area. The living room has a double pane picture window, newer front door, and a ceiling fan with LED lights. The huge family room and recently remodeled laundry room have recessed LED lighting and the master bedroom has a new ceiling fan with LED lights. Make an appointment to see this fantastic home, it will not be on the market long!

10. 2016-04-27
    soldstatus $105,000
11. 2016-04-27
    soldstatus $105,000
12. 2016-02-29
    listed $105,000
13. 2006-04-15
    soldstatus $78,800

ⓘ 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: $1,825 · $152/mo
• Projected year-2 tax: $3,884 · $324/mo
• Expected delta: +$2,058/yr (+$172/mo · 112.8%)

ⓘ 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 2/10 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: $27,805
• − Mortgage interest: −$12,575
• − Property taxes: −$1,825
• − Insurance: −$1,122
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$6,531
• Taxable income: $1,302
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $4,578/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: Kearney Public Schools
• NCES district ID: 3172390
• Math proficiency: 55% ▼ -3.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $50,913
• Composite: 46.61/100
• National rank: #2415
• State rank: #43 of 111 in NE

Livability — Kearney

• Score: 83/100
• State rank: #11
• US rank: #858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kearney, NE
• County: Buffalo County · 20,536 people
• City population: 20,536
• Metro: Kearney, NE
• Population (ZIP): 20,536
• Household income: $76,978
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 661.0

Population outlook (Buffalo County) Hauer SSP2

• Today (2025): 54,980 people
• By 2030: 58,298 · +6.0%
• By 2040: 64,975 · +18.2%
• By 2050: 72,054 · +31.1%
• By 2075: 90,838 · +65.2%
• By 2100: 106,838 · +94.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 5% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Buffalo

• 2024 margin: Solid R (+44.9) · D 26.9% · R 71.8% · Other 1.3%
• 2008→2024 swing: -7.5pp toward R · 2008: -37.5pp · 2024: -44.9pp
• All cycles: 2024: R+44.9 2020: R+43.4 2016: R+47.5 2012: R+42.6 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.38%
• Current HPI: 218.8182
• Rent YoY: ▲ 7.74%
• Metro: Kearney, 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

+184.9% since first listed

13 events — show timeline

• 2026-05-18 Pending — GMNMLS
• 2026-05-15 Listed $224,500 GMNMLS
• 2023-12-12 Sold (Public Records) $200,000 Public Records
• 2023-12-08 Sold (MLS) $199,900 GMNMLS
• 2023-10-28 Pending — GMNMLS
• 2023-10-17 Listed $199,900 GMNMLS
• 2018-05-24 Sold (Public Records) $140,000 Public Records
• 2018-05-24 Sold (MLS) $140,000 GMNMLS
• 2018-04-03 Listed $138,000 GMNMLS
• 2016-04-27 Sold (Public Records) $105,000 Public Records
• 2016-04-27 Sold (MLS) $105,000 GMNMLS
• 2016-02-29 Listed $105,000 GMNMLS
• 2006-04-15 Sold (Public Records) $78,800 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,825 · +7.4% YoY. Source: county tax records.