1705 7th Ave · Kearney, NE 68845

$224,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 3 Days on market

Built 1976 5,000 sqft lot Est $157k · 43% over

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Why this score? — see what drove the D 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 +17.1/30.0
• DSCR +5.3/10.0
• Schools +4.7/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newer kitchen cabinets and flooring, fenced in backyard with UGS. Roof is 1 1/2 years old. There is a newer furnace.

Key facts

• 5,000 sq ft lot
• Garage
• Built 1976

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residential property; Zoned R1
• Construction: Crawl space foundation
• Exterior features: Wood fencing

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bathrooms: One main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Electric range; Refrigerator; Gas water heater; Crawl space basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $158 ($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 $204k (9.5% below list).
• Recommended offer: $204k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 125 units permitted in Buffalo County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $162k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $203,584 (9.5% below list)

Questions for the listing agent

1. Built in 1976 — 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. 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?
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: 0.91% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $157,440
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 8th Ave	0.14mi	2/1.0 (-1)	972 (+1%)	4mo	$219,900	$226	83
1909 4th Ave	0.31mi	3/1.0	984 (+2%)	20mo	$170,000	$173	64
1612 A Ave	0.54mi	2/1.0 (-1)	948 (-1%)	11mo	$155,000	$164	59
1821 4th Ave	0.24mi	2/1.0 (-1)	864 (-10%)	12mo	$80,000	$93	57
1808 8th Ave	0.13mi	2/1.0 (-1)	832 (-13%)	19mo	$132,500	$159	51

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: -6.7%
• Equity multiple: 0.74×
• Total profit: $-16,232
• Equity at exit: $33,533

10-year hold

• IRR: 7.8%
• Equity multiple: 1.71×
• Total profit: $44,749
• Equity at exit: $19,445

Cash invested: $62,972 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,036 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$177 /mo · $2,125/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $158

Break-even live

Break-even rent $1,836

Max offer price $224,900

Occupancy floor 87%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2112 University Dr Kearney, NE	1.0–2.0	1.0–2.0	874	$1,850	$2.12	43d	3	1.04mi
2114 University Dr Kearney, NE	2.0	1.0–2.0	1022	$2,545	$2.49	43d	23	1.08mi

Listing history 5 events

1. 2026-05-07
   status Pending
2. 2026-05-03
   listed $224,900 Active
3. 2021-06-28
   soldstatus $161,500 116-char remark

   Show marketing remark (116 chars)

   Newer kitchen cabinets and flooring, fenced in backyard with UGS. Roof is 1 1/2 years old. There is a newer furnace.

4. 2021-06-28
   soldstatus $162,000

   Show marketing remark (116 chars)

   Newer kitchen cabinets and flooring, fenced in backyard with UGS. Roof is 1 1/2 years old. There is a newer furnace.

5. 2021-04-16
   listed $159,900 116-char remark

   Show marketing remark (116 chars)

   Newer kitchen cabinets and flooring, fenced in backyard with UGS. Roof is 1 1/2 years old. There is a newer furnace.

ⓘ 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: $2,125 · $177/mo
• Projected year-2 tax: $3,891 · $324/mo
• Expected delta: +$1,766/yr (+$147/mo · 83.1%)

ⓘ 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 2/10 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: $24,430
• − Mortgage interest: −$12,598
• − Property taxes: −$2,125
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − Depreciation: −$6,543
• Taxable loss: −$1,869
• Est. tax savings @ 24.0%: +$448
• After-tax cash flow: $2,346/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

+40.7% since first listed

5 events — show timeline

• 2026-05-07 Pending — GMNMLS
• 2026-05-03 Listed $224,900 GMNMLS
• 2021-06-28 Sold (Public Records) $162,000 Public Records
• 2021-06-28 Sold (MLS) $161,500 GMNMLS
• 2021-04-16 Listed $159,900 GMNMLS

Property tax history

+4.9%/yr

Latest (2025): $2,125 · +4.0% YoY. Source: county tax records.