320 E 27th St · Kearney, NE 68847

$179,900

3 bd · 2.0 ba · 1,588 sqft · SingleFamily public records · 66 Days on market

Built 1948 6,762 sqft lot $113/sqft · 12% below area Est $218k · 17% under

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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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.8/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

(Seller Prefers Showings Wednesday-Sunday after 1:00 pm) . .. . 3+ Bedroom Ranch. Open Kitchen & Living Room with Formal Dining Room. Large Mudroom/Foyer Entrance off Attached 2-car Garage. Main Floor Utility off Back Porch Entry. 1/2 Bath in Master Bedroom. Corner Lot - Close to Emerson Elementary & Downtown Central Ave Shopping. Appliances + W/ D stay. There is also a 1-car attached storage garage.

Key facts

• Formal dining room
• Living room
• Large mudroom

Tags

• OPEN KITCHEN
• LIVING ROOM
• FORMAL DINING ROOM
• LARGE MUDROOM
• CORNER LOT
• CLOSE TO EMERSON ELEMENTARY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (2.4% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 110 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 66 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.98% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

• ARV (median comp): $217,948
• List price: $179,900
• Delta: -17.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 E 29th St	0.14mi	3/2.0	1,533 (-4%)	7mo	$309,900	$202	82
315 E 24th St	0.25mi	4/2.0 (+1)	1,568 (-1%)	7mo	$214,500	$137	76
2902 A Ave	0.25mi	3/2.0	1,440 (-9%)	2mo	$250,000	$174	71
2814 Avenue L	0.48mi	3/2.0	1,512 (-5%)	8mo	$175,000	$116	63
3516 E Ave	0.58mi	4/2.0 (+1)	1,574 (-1%)	7mo	$274,000	$174	60
218 W 33rd St	0.59mi	2/1.0 (-1)	1,596 (+0%)	4mo	$147,500	$92	59
2010 3rd Ave	0.68mi	3/2.0	1,664 (+5%)	2mo	$230,000	$138	58
2525 I Ave	0.38mi	4/2.0 (+1)	1,728 (+9%)	7mo	$267,300	$155	57
211 E 33rd St	0.39mi	4/2.0 (+1)	1,742 (+10%)	7mo	$275,000	$158	55
1917 C Ave	0.59mi	2/2.0 (-1)	1,700 (+7%)	6mo	$240,000	$141	51
2006 4th Ave	0.74mi	2/1.0 (-1)	1,577 (-1%)	6mo	$227,500	$144	50
3701 Central Ave	0.72mi	3/1.0	1,354 (-15%)	1mo	$220,000	$162	37

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-18,405
• Equity at exit: $26,824

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,158
• Equity at exit: $15,554

Cash invested: $50,372 (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 68847

• Active inventory: 110
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,755 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$199 /mo · $2,394/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $169

Break-even live

Break-even rent $1,542

Max offer price $179,900

Occupancy floor 85%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2119 State ST Apt 201 Kearney, NE	2.0	2.0	1191	$1,899	$1.59	44d	1	0.39mi
1319 E 45th St Kearney, NE	1.0–2.0	1.0–2.0	825	$1,105	$1.34	44d	1	1.22mi

Listing history 16 events

1. 2026-06-19
   days on market $179,900 Active 66 DOM
2. 2026-06-18
   days on market $179,900 Active 65 DOM
3. 2026-06-17
   remarks 425-char remark
4. 2026-06-17
   price $179,900 Active 64 DOM
5. 2026-04-29
   price $182,900 415-char remark

   Show marketing remark (415 chars)

   (Seller Prefers Showings Wednesday-Sunday after 1:00 pm) . .. . 3+ Bedroom Ranch. Open Kitchen & Living Room with Formal Dining Room. Large Mudroom/Foyer Entrance off Attached 2-car Garage. Main Floor Utility off Back Porch Entry. 1/2 Bath in Master Bedroom. Corner Lot - Close to Emerson Elementary & Downtown Central Ave Shopping. Appliances + W/ D stay. There is also a 1-car attached storage garage.

6. 2026-04-15
   status Active 415-char remark

   Show marketing remark (415 chars)

   (Seller Prefers Showings Wednesday-Sunday after 1:00 pm) . .. . 3+ Bedroom Ranch. Open Kitchen & Living Room with Formal Dining Room. Large Mudroom/Foyer Entrance off Attached 2-car Garage. Main Floor Utility off Back Porch Entry. 1/2 Bath in Master Bedroom. Corner Lot - Close to Emerson Elementary & Downtown Central Ave Shopping. Appliances + W/ D stay. There is also a 1-car attached storage garage.

7. 2026-04-15
   price $189,900 415-char remark

   Show marketing remark (415 chars)

   (Seller Prefers Showings Wednesday-Sunday after 1:00 pm) . .. . 3+ Bedroom Ranch. Open Kitchen & Living Room with Formal Dining Room. Large Mudroom/Foyer Entrance off Attached 2-car Garage. Main Floor Utility off Back Porch Entry. 1/2 Bath in Master Bedroom. Corner Lot - Close to Emerson Elementary & Downtown Central Ave Shopping. Appliances + W/ D stay. There is also a 1-car attached storage garage.

8. 2025-12-04
   price $179,900 415-char remark

   Show marketing remark (415 chars)

   (Seller Prefers Showings Wednesday-Sunday after 1:00 pm) . .. . 3+ Bedroom Ranch. Open Kitchen & Living Room with Formal Dining Room. Large Mudroom/Foyer Entrance off Attached 2-car Garage. Main Floor Utility off Back Porch Entry. 1/2 Bath in Master Bedroom. Corner Lot - Close to Emerson Elementary & Downtown Central Ave Shopping. Appliances + W/ D stay. There is also a 1-car attached storage garage.

9. 2025-11-17
   listed $189,900 Active 415-char remark

   Show marketing remark (415 chars)

   (Seller Prefers Showings Wednesday-Sunday after 1:00 pm) . .. . 3+ Bedroom Ranch. Open Kitchen & Living Room with Formal Dining Room. Large Mudroom/Foyer Entrance off Attached 2-car Garage. Main Floor Utility off Back Porch Entry. 1/2 Bath in Master Bedroom. Corner Lot - Close to Emerson Elementary & Downtown Central Ave Shopping. Appliances + W/ D stay. There is also a 1-car attached storage garage.

10. 2025-02-20
    soldstatus $193,000
11. 2025-02-18
    soldstatus $193,000 Closed 341-char remark

    Show marketing remark (341 chars)

    This quaint home has all kinds of rooms that can be used for a multitude of purposes. It has a unique open concept with lots of room for a busy family. It has an attached two car garage facing south and a smaller attached one car garage on the east. It has a nice backyard with plenty of privacy. If you need rooms this is the place for you.

12. 2025-01-03
    status Pending 341-char remark

    Show marketing remark (341 chars)

    This quaint home has all kinds of rooms that can be used for a multitude of purposes. It has a unique open concept with lots of room for a busy family. It has an attached two car garage facing south and a smaller attached one car garage on the east. It has a nice backyard with plenty of privacy. If you need rooms this is the place for you.

13. 2024-11-27
    status Active 341-char remark

    Show marketing remark (341 chars)

    This quaint home has all kinds of rooms that can be used for a multitude of purposes. It has a unique open concept with lots of room for a busy family. It has an attached two car garage facing south and a smaller attached one car garage on the east. It has a nice backyard with plenty of privacy. If you need rooms this is the place for you.

14. 2024-11-18
    status Pending 341-char remark

    Show marketing remark (341 chars)

    This quaint home has all kinds of rooms that can be used for a multitude of purposes. It has a unique open concept with lots of room for a busy family. It has an attached two car garage facing south and a smaller attached one car garage on the east. It has a nice backyard with plenty of privacy. If you need rooms this is the place for you.

15. 2024-10-07
    listed $199,900 Active 341-char remark

    Show marketing remark (341 chars)

    This quaint home has all kinds of rooms that can be used for a multitude of purposes. It has a unique open concept with lots of room for a busy family. It has an attached two car garage facing south and a smaller attached one car garage on the east. It has a nice backyard with plenty of privacy. If you need rooms this is the place for you.

16. 2011-10-04
    soldstatus $83,000

ⓘ 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: $2,394 · $199/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$718/yr (+$60/mo · 30.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $21,060
• − Mortgage interest: −$10,077
• − Property taxes: −$2,394
• − Insurance: −$900
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$5,233
• Taxable loss: −$914
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $2,242/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
• City population: 20,536
• Population (ZIP): 17,911

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 5% Chinese 2% German/W. Germanic 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: ▼ -129.96%
• Current HPI: 205.0002
• 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

+120.4% since first listed

12 events — show timeline

• 2026-04-29 Price Changed $182,900 GMNMLS
• 2026-04-15 Relisted — GMNMLS
• 2026-04-15 Price Changed $189,900 GMNMLS
• 2025-12-04 Price Changed $179,900 GMNMLS
• 2025-11-17 Listed $189,900 GMNMLS
• 2025-02-20 Sold (Public Records) $193,000 Public Records
• 2025-02-18 Sold (MLS) $193,000 GMNMLS
• 2025-01-03 Pending — GMNMLS
• 2024-11-27 Relisted — GMNMLS
• 2024-11-18 Pending — GMNMLS
• 2024-10-07 Listed $199,900 GMNMLS
• 2011-10-04 Sold (Public Records) $83,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,394 · +3.7% YoY. Source: county tax records.