717 Verona Ave · Ravenna, NE 68869

$102,000

2 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 139 Days on market

Built 1920 7,000 sqft lot $82/sqft · 20% below area Est $128k · 20% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity! Brand new roof on house and garage, and vinyl siding on north side of house in 2025. Furnace and A/C new in 2020. Two bedrooms plus a playroom that could easily be a third bedroom. There is vinyl siding on the house but the garage is wood.

Key facts

• New furnace
• New a c
• Vinyl siding

Tags

• NEW ROOF
• VINYL SIDING
• NEW FURNACE
• NEW A C

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $90k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#199 in NE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Ravenna Public Schools (rural): math 60% / reading 50% proficiency, ranked #113 of 245 in NE (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 active listings in the ZIP; 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 $705 of loan paydown is wiped out by about $3k 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 139 days — a 12% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $102k implies a 467% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 1.01% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (median comp): $127,972
• List price: $102,000
• Delta: -20.29%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 W Genoa St	0.34mi	2/1.0	1,220 (-2%)	1mo	$145,000	$119	80
312 Alba Ave	0.29mi	3/1.0 (+1)	1,206 (-3%)	6mo	$145,900	$121	71
323 Milan Ave	0.34mi	3/1.0 (+1)	1,284 (+3%)	5mo	$60,000	$47	69
524 Kufus Ave	0.22mi	2/1.0	1,140 (-8%)	9mo	$180,000	$158	69
508 Padua Ave	0.19mi	2/2.0	1,288 (+4%)	23mo	$120,000	$93	62
323 Padua Ave	0.27mi	3/2.0 (+1)	1,256 (+1%)	18mo	$102,000	$81	61
502 Kufus Ave	0.25mi	2/1.0	1,404 (+13%)	7mo	$121,000	$86	61
524 Padua Ave	0.16mi	2/1.0	1,112 (-10%)	20mo	$105,000	$94	58

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,206
• Equity at exit: $15,209

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $9,979
• Equity at exit: $8,819

Cash invested: $28,560 (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 68869

• Home prices YoY: -21.9%
• Active inventory: 23
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$535
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $178

Break-even live

Break-even rent $810

Max offer price $102,000

Occupancy floor 78%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $102,000 Active 139 DOM
2. 2026-06-17
   days on market $102,000 Active 138 DOM
3. 2026-06-16
   days on market $102,000 Active 137 DOM
4. 2026-06-15
   days on market $102,000 Active 136 DOM
5. 2026-06-13
   days on market $102,000 Active 134 DOM
6. 2026-06-12
   days on market $102,000 Active 133 DOM
7. 2026-06-09
   days on market $102,000 Active 130 DOM
8. 2026-06-09
   price $102,000 Active 129 DOM
9. 2026-06-08
   days on market $107,000 Active 129 DOM
10. 2026-06-07
    days on market $107,000 Active 128 DOM
11. 2026-06-05
    days on market $107,000 Active 126 DOM
12. 2026-06-04
    days on market $107,000 Active 124 DOM
13. 2026-06-02
    days on market $107,000 Active 123 DOM
14. 2026-06-01
    days on market $107,000 Active 122 DOM
15. 2026-05-31
    days on market $107,000 Active 121 DOM
16. 2026-04-06
    price $107,000 263-char remark

    Show marketing remark (263 chars)

    Investment Opportunity! Brand new roof on house and garage, and vinyl siding on north side of house in 2025. Furnace and A/C new in 2020. Two bedrooms plus a playroom that could easily be a third bedroom. There is vinyl siding on the house but the garage is wood.

17. 2026-01-29
    listed $112,000 Active 263-char remark

    Show marketing remark (263 chars)

    Investment Opportunity! Brand new roof on house and garage, and vinyl siding on north side of house in 2025. Furnace and A/C new in 2020. Two bedrooms plus a playroom that could easily be a third bedroom. There is vinyl siding on the house but the garage is wood.

18. 2019-03-15
    soldstatus $18,000
19. 2019-03-01
    soldstatus $18,000 160-char remark

    Show marketing remark (160 chars)

    Seller is moving and wants to sell property quickly. Any of you looking for a winter project this might be your baby! Come take a look and see what you think!!

20. 2018-11-13
    listed $24,900 160-char remark

    Show marketing remark (160 chars)

    Seller is moving and wants to sell property quickly. Any of you looking for a winter project this might be your baby! Come take a look and see what you think!!

ⓘ 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: $747 · $62/mo
• Projected year-2 tax: $1,765 · $147/mo
• Expected delta: +$1,017/yr (+$85/mo · 136.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 16 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: $12,423
• − Mortgage interest: −$5,714
• − Property taxes: −$747
• − Insurance: −$510
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,967
• Taxable income: $497
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $2,019/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: Ravenna Public Schools
• NCES district ID: 3175960
• Math proficiency: 60% ▲ 15.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $42,945
• Composite: 48.09/100
• National rank: #4760
• State rank: #113 of 245 in NE

Livability — Ravenna

• Score: 71/100
• State rank: #199
• US rank: #7147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ravenna, NE
• Population (ZIP): 2,158

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 (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Portuguese 3% Slovak 1%
• Foreign-born: 1% · South Korea

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: ▼ -51.72%
• Current HPI: 183.9479
• 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

+329.7% since first listed

5 events — show timeline

• 2026-04-06 Price Changed $107,000 GIBOR
• 2026-01-29 Listed $112,000 GIBOR
• 2019-03-15 Sold (Public Records) $18,000 Public Records
• 2019-03-01 Sold (MLS) $18,000 GMNMLS
• 2018-11-13 Listed $24,900 GMNMLS

Property tax history

+0.5%/yr

Latest (2025): $747 · +8.0% YoY. Source: county tax records.