102 W Alonzo St

Wilcox, NE 68982

$25,000D

3 bd · 2.0 ba · 1,335 sqft · Built 1975 · SingleFamily · Pending · 36 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,162/mo
• Mortgage (P&I): −$762
• Tax + insurance: −$242
• HOA: −$0
• Vac / Maint / Mgmt: −$244
• Net cashflow: $-86/mo
• Annual: $-1,030/yr
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• 1% rule: 0.80%
• Cash to close: $40,677

Investor read

• This is a 3-bed/2.0-bath single-family listed at $25k. Condition is rated fair.
• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• It's been on market 36 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.9% local appreciation)).
• Location reads 67/100 on livability (#295 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety C-, amenities F.
• Wilcox-Hildreth Public Schools (rural): math 45% / reading 50% proficiency, ranked #155 of 245 in NE (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Watch-outs: property tax is 8.7% of price.
• Market conditions: 1 active listings in the ZIP; 10 units permitted in Kearney County in 2024 (0 in 5+ unit buildings).
• Kearney County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• 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?
• It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.

Repairs flagged (vision-AI assessment)

• Major: exterior siding — The siding is visibly weathered and may need replacement.
• Major: interior walls — The walls show signs of wear and may need repainting or repairs.
• Major: landscaping — The landscaping is overgrown and requires trimming and maintenance.