146 N 8th St · Geneva, NE 68361

$99,995

1 bd · 1.0 ba · 704 sqft · SingleFamily public records · 43 Days on market

Built 1915 6,098 sqft lot $142/sqft · 20% above area Est $83k · 20% over ↓ 34% since listing

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +5.8/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Small town living at it's best with this 1 Bed 1 bath home with tons of updates including windows some flooring, kitchen, Bathroom with a walk in closet. A good sized living and dining room with a gas Fireplace. Basement has been updated with thrasher system and sump pump, Newer storage shed and ally access make this one to see.

Key facts

• 6,098 sq ft lot
• Built 1915
• Listed 43 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Phone available
• Home design: Single-family residence (residential); Not new / not a model; One-story (living area 704 sq ft)
• Construction: Vinyl siding; Composition roof; Block foundation; Built in 1915
• Exterior features: Front porch; Lot about 0.14 acres (approx. 26 x 148); Lot up to 1/4 acre

Interior

• Kitchen: Refrigerator; Microwave
• Bedrooms: Main-floor primary bedroom (approximately 11 x 10, 110 sq ft)
• Bathrooms: One bathroom on the main level (includes a three-quarter bathroom)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Gas-log fireplace with gas log lighter; Basement present (250 finished area)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#28 in NE, #1,739 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Fillmore Central Public Schools (rural): math 56% / reading 54% proficiency, ranked #41 of 111 in NE (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 10 units permitted in Fillmore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fillmore County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,995 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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 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?
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: 1.08% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (median comp): $83,223
• List price: $99,995
• Delta: 20.15%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1228 E St	0.49mi	2/1.0 (+1)	702 (-0%)	4mo	$125,000	$178	68
1121 F St	0.37mi	2/1.0 (+1)	784 (+11%)	3mo	$145,000	$185	56
315 N 12 St	0.42mi	2/2.0 (+1)	738 (+5%)	19mo	$55,800	$76	47

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,878
• Equity at exit: $14,910

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $16,747
• Equity at exit: $8,646

Cash invested: $27,999 (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 68361

• Home prices YoY: -14.9%
• Active inventory: 22
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $225

Break-even live

Break-even rent $794

Max offer price $99,995

Occupancy floor 74%

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: $24,999
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $99,995 Active 43 DOM
2. 2026-06-17
   days on market $99,995 Active 42 DOM
3. 2026-06-16
   days on market $99,995 Active 41 DOM
4. 2026-06-15
   days on market $99,995 Active 40 DOM
5. 2026-06-13
   days on market $99,995 Active 38 DOM
6. 2026-06-12
   days on market $99,995 Active 37 DOM
7. 2026-06-09
   days on market $99,995 Active 34 DOM
8. 2026-06-08
   days on market $99,995 Active 33 DOM
9. 2026-06-07
   days on market $99,995 Active 32 DOM
10. 2026-06-05
    days on market $99,995 Active 30 DOM
11. 2026-06-04
    days on market $99,995 Active 28 DOM
12. 2026-06-02
    days on market $99,995 Active 27 DOM
13. 2026-06-01
    days on market $99,995 Active 26 DOM
14. 2026-05-31
    days on market $99,995 Active 25 DOM
15. 2026-05-06
    listed $110,000 New 331-char remark
16. 2023-04-11
    soldstatus $25,000
17. 2018-05-31
    soldstatus $1,100,000
18. 2012-10-31
    soldstatus $5,000
19. 2007-04-23
    soldstatus $152,500

ⓘ 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: $733 · $61/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$997/yr (+$83/mo · 135.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,948
• − Mortgage interest: −$5,601
• − Property taxes: −$733
• − Insurance: −$500
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$2,909
• Taxable income: $1,133
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $2,431/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: Fillmore Central Public Schools
• NCES district ID: 3100118
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $47,623
• Composite: 46.72/100
• National rank: #2396
• State rank: #41 of 111 in NE

Livability — Geneva

• Score: 80/100
• State rank: #28
• US rank: #1739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geneva, NE
• Population (ZIP): 2,448

Population outlook (Fillmore County) Hauer SSP2

• Today (2025): 5,729 people
• By 2030: 5,696 · -0.6%
• By 2040: 5,561 · -2.9%
• By 2050: 5,412 · -5.5%
• By 2075: 5,437 · -5.1%
• By 2100: 5,373 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Fillmore

• 2024 margin: Solid R (+54.9) · D 22.0% · R 76.8% · Other 1.2%
• 2008→2024 swing: -22.6pp toward R · 2008: -32.3pp · 2024: -54.9pp
• All cycles: 2024: R+54.9 2020: R+52.9 2016: R+51.8 2012: R+41.8 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.31%
• Current HPI: 195.965
• 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

-34.4% since first listed

6 events — show timeline

• 2026-05-28 Price Changed $99,995 GPRMLS
• 2026-05-06 Listed $110,000 GPRMLS
• 2023-04-11 Sold (Public Records) $25,000 Public Records
• 2018-05-31 Sold (Public Records) $1,100,000 Public Records
• 2012-10-31 Sold (Public Records) $5,000 Public Records
• 2007-04-23 Sold (Public Records) $152,500 Public Records

Property tax history

+18.1%/yr

Latest (2025): $733 · +25.8% YoY. Source: county tax records.