2103 C Ave · Kearney, NE 68847

$200,000

2 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 31 Days on market

Built 1900 8,580 sqft lot Est $187k · 7% 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 +19.2/30.0
• DSCR +6.1/10.0
• Schools +4.7/10.0
• 1% rule +4.5/10.0
• ARV discount +4.3/15.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors or handymen wanted. There are three homes on these two parcels. 2103 C Ave is currently rented. 2103 1/2 C Avenue(behind 2103 off the alley) has new windows and siding, and the inside is gutted. 2105 C Ave is vacant. All three homes need work and are selling as-is, where-is. Taxes are for 2103 and 2103 1/2 C Ave. 2103- 3 bedrooms, 1 bath. Built in 1900. 1800 sq ft. 2103 1/2- Built 1900. 624 sq ft. 2105- 1 bedroom, 1 bath. 1-car detached garage. Built in 1910. 480 sq ft. Taxes for 2025 are $423.76. Lot 34x130 Parcel #600397000

Key facts

• New siding
• Gutted interior
• New windows

Tags

• NEW WINDOWS
• NEW SIDING
• GUTTED INTERIOR

Property features AI

Finance

• Other: Listing broker: NP Realty, Inc.; Listing agent: Laura Love (308-627-4004), Office: 308-234-4275
• Financial info: Annual tax amount $1,821.24

Exterior

• Parking: Detached 1-car garage
• Home design: Single-family residential; Residential property
• Exterior features: Lot approximately 66 x 130; Zoned R3

Interior

• Bathrooms: One main-level bathroom
• Interior features: Main level has one bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 $190k (5.1% below list).
• Recommended offer: $190k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.4% 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; 1 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 $6k 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 31 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900 (5.1% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $186,840
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 Ave C Ave	0.04mi	3/1.0 (+1)	1,106 (+2%)	10mo	$209,000	$189	77
1721 F Ave	0.39mi	2/2.0	988 (-8%)	7mo	$210,000	$213	61
2118 C Ave	0.05mi	2/1.0	919 (-15%)	11mo	$155,000	$169	59
1510 H Ave	0.58mi	2/1.0	1,098 (+2%)	17mo	$175,000	$159	52
1722 F Ave	0.36mi	3/2.0 (+1)	1,193 (+10%)	14mo	$207,500	$174	49
721 E 26th St	0.44mi	3/1.0 (+1)	1,184 (+10%)	8mo	$183,500	$155	47
1612 A Ave	0.46mi	2/1.0	948 (-12%)	11mo	$155,000	$164	45
1711 E Ave	0.37mi	3/1.0 (+1)	1,232 (+14%)	8mo	$180,000	$146	43
1204 E 17th St	0.73mi	3/1.0 (+1)	1,161 (+8%)	3mo	$246,500	$212	42
2908 I Ave	0.68mi	2/1.0	1,126 (+4%)	22mo	$210,000	$187	38
1909 4th Ave	0.53mi	3/1.0 (+1)	984 (-9%)	20mo	$170,000	$173	34

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-18,669
• Equity at exit: $29,821

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,348
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,899 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$152 /mo · $1,822/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $216

Break-even live

Break-even rent $1,625

Max offer price $200,000

Occupancy floor 84%

Sensitivity live

Price	-10% $329	-5% $273	+0% $216	+5% $160	+10% $103
Rent	-10% $66	-5% $141	+0% $216	+5% $291	+10% $366
Rate	-1.0pp $317	-0.5pp $267	base $216	+0.5pp $164	+1.0pp $112

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	45d	1	0.29mi

Listing history 19 events

1. 2026-06-21
   days on market $200,000 Active 31 DOM
2. 2026-06-19
   days on market $200,000 Active 29 DOM
3. 2026-06-18
   days on market $200,000 Active 28 DOM
4. 2026-06-17
   days on market $200,000 Active 27 DOM
5. 2026-06-16
   days on market $200,000 Active 26 DOM
6. 2026-06-15
   days on market $200,000 Active 25 DOM
7. 2026-06-14
   days on market $200,000 Active 23 DOM
8. 2026-06-12
   days on market $200,000 Active 22 DOM
9. 2026-06-09
   days on market $200,000 Active 19 DOM
10. 2026-06-08
    days on market $200,000 Active 18 DOM
11. 2026-06-07
    days on market $200,000 Active 17 DOM
12. 2026-06-07
    days on market $200,000 Active 16 DOM
13. 2026-06-04
    days on market $200,000 Active 13 DOM
14. 2026-06-02
    days on market $200,000 Active 12 DOM
15. 2026-06-01
    days on market $200,000 Active 11 DOM
16. 2026-05-31
    days on market $200,000 Active 10 DOM
17. 2026-05-31
    days on market $200,000 Active 9 DOM
18. 2026-05-19
    listed $200,000 Active
19. 2024-03-01
    soldstatus $160,000

ⓘ 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: $1,822 · $152/mo
• Projected year-2 tax: $3,460 · $288/mo
• Expected delta: +$1,638/yr (+$137/mo · 89.9%)

ⓘ 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: $22,788
• − Mortgage interest: −$11,203
• − Property taxes: −$1,822
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$5,818
• Taxable loss: −$701
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $2,763/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

+25.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $200,000 GMNMLS
• 2024-03-01 Sold (Public Records) $160,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,822 · -0.4% YoY. Source: county tax records.