2014 8th Ave · Kearney, NE 68845

$249,900

4 bd · 1.0 ba · 1,291 sqft · SingleFamily public records · 15 Days on market

Built 1932 7,000 sqft lot Est $205k · 22% over

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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).

• Cash flow +8.7/30.0
• Schools +4.7/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home sits on a very large lot across from a park. It features many updates and has been very well maintained. The basement was just remodeled and all that's needed is 1 closet (upstairs) and an egress window (basement) to make this a 3 bedroom home. The bathroom in the basement is brand new! There is good storage space in the basement, as well. The main floor features a kitchen complete with granite countertops and white cabinets. Through the kitchen you will find a large, open, dining and living room area. The master bedroom features a walk-in closet. The detached 2 car garage has electric garage doors and provides extra storage space, as well.

Key facts

• Updated wiring
• New water heater
• Remodeled main bath

Tags

• NEW ROOF
• NEW WATER HEATER
• REMODELED PRIMARY BEDROOM
• REMODELED MAIN BATH
• REMODELED 2ND BEDROOM
• UPDATED WIRING

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 2 garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential single-family property; R-1 zoning
• Construction: Frame construction
• Exterior features: Screened patio/porch; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bathrooms: One main-level bathroom
• Heating & cooling: Forced air heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Storm windows; Window coverings; Water softener; Gas water heater
• Laundry & utility: Laundry in basement; Full, partially finished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (30.4% below list).
• Recommended offer: $174k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Zoned schools: Central Elementary School (math 57% / reading 52%, grade C, #161 of 502 statewide, top 38%, 254 students, 68% FRL) — zoned schools average 68% FRL vs 30% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 133 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 125 units permitted in Buffalo County in 2024 (0 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $178k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,844 (30.4% 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 1932 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $205,269
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1711 7th Ave	0.31mi	3/2.0 (-1)	1,344 (+4%)	9mo	$220,000	$164	62
1935 5th Ave	0.25mi	4/1.0	1,466 (+14%)	8mo	$219,500	$150	59
1006 W 22nd St	0.18mi	3/2.0 (-1)	1,430 (+11%)	19mo	$195,000	$136	48
1514 12th Ave	0.50mi	3/2.0 (-1)	1,392 (+8%)	8mo	$285,000	$205	48
719 W 30th St	0.66mi	3/2.0 (-1)	1,456 (+13%)	8mo	$232,000	$159	32
115 E 19th St	0.73mi	3/2.0 (-1)	1,448 (+12%)	22mo	$189,000	$131	18

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: -17.7%
• Equity multiple: 0.35×
• Total profit: $-45,193
• Equity at exit: $37,261

10-year hold

• IRR: -3.1%
• Equity multiple: 0.75×
• Total profit: $-17,441
• Equity at exit: $21,607

Cash invested: $69,972 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$168 /mo · $2,015/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-209

Break-even live

Break-even rent $2,003

Max offer price $212,945

Occupancy floor —

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 W 24th St Kearney, NE	3.0	1.0	1200	$975	$0.81	43d	1	1.17mi

Listing history 20 events

1. 2026-06-13
   status $249,900 Pending 15 DOM
2. 2026-06-12
   pricedays on market $249,900 Active 15 DOM
3. 2026-06-09
   days on market $259,900 Active 12 DOM
4. 2026-06-08
   days on market $259,900 Active 11 DOM
5. 2026-06-07
   days on market $259,900 Active 10 DOM
6. 2026-06-07
   days on market $259,900 Active 9 DOM
7. 2026-06-04
   days on market $259,900 Active 6 DOM
8. 2026-06-02
   days on market $259,900 Active 5 DOM
9. 2026-06-01
   days on market $259,900 Active 4 DOM
10. 2026-05-31
    days on market $259,900 Active 3 DOM
11. 2026-05-31
    days on market $259,900 Active 2 DOM
12. 2026-05-28
    listed $259,900 Active
13. 2022-10-28
    soldstatus $178,000
14. 2022-10-26
    soldstatus $178,000 658-char remark

    Show marketing remark (658 chars)

    This home sits on a very large lot across from a park. It features many updates and has been very well maintained. The basement was just remodeled and all that's needed is 1 closet (upstairs) and an egress window (basement) to make this a 3 bedroom home. The bathroom in the basement is brand new! There is good storage space in the basement, as well. The main floor features a kitchen complete with granite countertops and white cabinets. Through the kitchen you will find a large, open, dining and living room area. The master bedroom features a walk-in closet. The detached 2 car garage has electric garage doors and provides extra storage space, as well.

15. 2022-07-02
    listed $199,900 658-char remark

    Show marketing remark (658 chars)

    This home sits on a very large lot across from a park. It features many updates and has been very well maintained. The basement was just remodeled and all that's needed is 1 closet (upstairs) and an egress window (basement) to make this a 3 bedroom home. The bathroom in the basement is brand new! There is good storage space in the basement, as well. The main floor features a kitchen complete with granite countertops and white cabinets. Through the kitchen you will find a large, open, dining and living room area. The master bedroom features a walk-in closet. The detached 2 car garage has electric garage doors and provides extra storage space, as well.

16. 2018-07-16
    soldstatus $134,000 779-char remark

    Show marketing remark (779 chars)

    Charming home across the street from beautiful Pioneer Park. This home has recently been completely remodeled. New siding was added to the house in June of 2018. The main floor is move-in ready. The basement is clean and dry and unfinished. The property includes a nice 2 car garage and a large side yard. There are pink surveyors stakes that mark 3 corners of the property, so it is easy to see where the property starts and stops. The family room on the spec sheet is a large unfinished room in the basement that houses the furnace and water heater. Hardwood floors give this home great aesthetics and the kitchen has new stainless steel appliances, cabinets and granite counter tops. The master bedroom has a GREAT closet. Info according to courthouse. Room sizes approximate.

17. 2018-07-16
    soldstatus $135,000

    Show marketing remark (779 chars)

    Charming home across the street from beautiful Pioneer Park. This home has recently been completely remodeled. New siding was added to the house in June of 2018. The main floor is move-in ready. The basement is clean and dry and unfinished. The property includes a nice 2 car garage and a large side yard. There are pink surveyors stakes that mark 3 corners of the property, so it is easy to see where the property starts and stops. The family room on the spec sheet is a large unfinished room in the basement that houses the furnace and water heater. Hardwood floors give this home great aesthetics and the kitchen has new stainless steel appliances, cabinets and granite counter tops. The master bedroom has a GREAT closet. Info according to courthouse. Room sizes approximate.

18. 2018-04-02
    listed $137,900 779-char remark

    Show marketing remark (779 chars)

    Charming home across the street from beautiful Pioneer Park. This home has recently been completely remodeled. New siding was added to the house in June of 2018. The main floor is move-in ready. The basement is clean and dry and unfinished. The property includes a nice 2 car garage and a large side yard. There are pink surveyors stakes that mark 3 corners of the property, so it is easy to see where the property starts and stops. The family room on the spec sheet is a large unfinished room in the basement that houses the furnace and water heater. Hardwood floors give this home great aesthetics and the kitchen has new stainless steel appliances, cabinets and granite counter tops. The master bedroom has a GREAT closet. Info according to courthouse. Room sizes approximate.

19. 2018-01-30
    soldstatus $80,000
20. 2014-01-10
    soldstatus $75,000

ⓘ 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: $2,015 · $168/mo
• Projected year-2 tax: $4,323 · $360/mo
• Expected delta: +$2,308/yr (+$192/mo · 114.5%)

ⓘ 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: $20,861
• − Mortgage interest: −$13,998
• − Property taxes: −$2,015
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$7,270
• Taxable loss: −$7,009
• Est. tax savings @ 24.0%: +$1,682
• After-tax cash flow: $-828/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

+246.5% since first listed

9 events — show timeline

• 2026-05-28 Listed $259,900 GMNMLS
• 2022-10-28 Sold (Public Records) $178,000 Public Records
• 2022-10-26 Sold (MLS) $178,000 GMNMLS
• 2022-07-02 Listed $199,900 GMNMLS
• 2018-07-16 Sold (Public Records) $135,000 Public Records
• 2018-07-16 Sold (MLS) $134,000 GMNMLS
• 2018-04-02 Listed $137,900 GMNMLS
• 2018-01-30 Sold (Public Records) $80,000 Public Records
• 2014-01-10 Sold (Public Records) $75,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,015 · +10.7% YoY. Source: county tax records.