607 W 25th St · Kearney, NE 68845

$134,900

3 bd · 1.0 ba · 1,872 sqft · SingleFamily public records · 6 Days on market

Built 1917 3,900 sqft lot Est $240k · 44% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

-

Key facts

• Alley access
• New furnace
• R-3 zoning

Tags

• NEW ROOF
• NEW FURNACE
• CENTRAL AIR
• R-3 ZONING
• ALLEY ACCESS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Wood frame with wood siding
• Exterior features: 30' x 130' lot; R-3 zoning

Interior

• Bathrooms: One main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas water heater; Partial basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $922 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 14.5% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $134,900

Questions for the listing agent

1. Built in 1917 — 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: 1.72% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.28%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $239,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 W 25th St	0.00mi	3/1.0	1,872 (0%)	0mo	$130,000	$69	100
711 W 31st St	0.42mi	3/2.0	1,958 (+5%)	1mo	$277,700	$142	68
522 W 25th St	0.06mi	3/2.0	2,150 (+15%)	1mo	$237,000	$110	68
816 W 24th St	0.19mi	4/2.0 (+1)	2,048 (+9%)	5mo	$220,000	$107	62
819 W 24th St	0.18mi	4/2.0 (+1)	1,607 (-14%)	2mo	$220,000	$137	58
2010 3rd Ave	0.40mi	3/2.0	1,664 (-11%)	2mo	$230,000	$138	57
3214 10th Ave	0.59mi	2/2.0 (-1)	1,810 (-3%)	8mo	$269,000	$149	51
1701 7th Ave	0.64mi	3/2.0	1,738 (-7%)	5mo	$150,000	$86	50
3311 Lakeview Dr	0.70mi	4/2.0 (+1)	1,824 (-3%)	9mo	$325,000	$178	47
2204 15th Ave	0.62mi	4/2.0 (+1)	1,994 (+6%)	8mo	$235,000	$118	45
2205 C Ave	0.72mi	3/3.0	1,995 (+7%)	5mo	$254,900	$128	43
218 W 33rd St	0.59mi	2/1.0 (-1)	1,596 (-15%)	4mo	$147,500	$92	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: 28.9%
• Equity multiple: 2.28×
• Total profit: $48,432
• Equity at exit: $20,114

10-year hold

• IRR: 38.9%
• Equity multiple: 5.51×
• Total profit: $170,245
• Equity at exit: $11,664

Cash invested: $37,772 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,317 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$145 /mo · $1,744/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $922

Break-even live

Break-even rent $1,151

Max offer price $134,900

Occupancy floor 55%

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: $33,725
• Closing costs: $4,047
• 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	43d	23	1.12mi
2109 Chancellors Ave Kearney, NE	2.0	2.5	1753	$2,495	$1.42	43d	1	1.15mi
2005 Chancellors Ave Kearney, NE	2.0	2.5	1753	$2,495	$1.42	43d	1	1.16mi

Listing history 7 events

1. 2026-05-18
   listed $144,900 Active
2. 2026-01-13
   price $183,900
3. 2025-09-17
   price $198,500
4. 2025-08-15
   listed $204,000 Active
5. 2019-02-01
   soldstatus $104,000 1-char remark

   Show marketing remark (1 chars)

   -

6. 2019-02-01
   soldstatus $104,000

   Show marketing remark (1 chars)

   -

7. 2018-10-01
   listed $114,900 1-char remark

   Show marketing remark (1 chars)

   -

ⓘ 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: $1,744 · $145/mo
• Projected year-2 tax: $2,334 · $194/mo
• Expected delta: +$590/yr (+$49/mo · 33.8%)

ⓘ 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 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: $27,805
• − Mortgage interest: −$7,556
• − Property taxes: −$1,744
• − Insurance: −$674
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$3,924
• Taxable income: $9,457
• Est. tax owed @ 24.0%: −$2,270
• After-tax cash flow: $8,789/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

+26.1% since first listed

7 events — show timeline

• 2026-05-18 Listed $144,900 GMNMLS
• 2026-01-13 Price Changed $183,900 GMNMLS
• 2025-09-17 Price Changed $198,500 GMNMLS
• 2025-08-15 Listed $204,000 GMNMLS
• 2019-02-01 Sold (Public Records) $104,000 Public Records
• 2019-02-01 Sold (MLS) $104,000 GMNMLS
• 2018-10-01 Listed $114,900 GMNMLS

Property tax history

+7.1%/yr

Latest (2025): $1,744 · +3.7% YoY. Source: county tax records.