519 O'neill Cir · Grand Island, NE 68801

$149,900

3 bd · 2.0 ba · 1,795 sqft · SingleFamily public records · 6 Days on market

Built 1930 Est $246k · 39% under

---

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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom home in a culdesac that has large rooms. Bath on each floor. 1 car attached garage.

Key facts

• Large lot
• Full basement
• Original charm

Tags

• FULL BASEMENT
• DETACHED GARAGE
• LARGE LOT
• ORIGINAL CHARM

Property features AI

Finance

• Other: Lot size approximately 8,835 (units as provided)
• Financial info: Annual taxes listed

Exterior

• Parking: Detached 1-car garage
• Home design: Single-family residential property
• Exterior features: Zoned R3

Interior

• Bathrooms: One main-level bathroom
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.0% vs local median 3.6% in Grand Island — 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 79/100 on livability (#43 in NE, #2,252 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools D+, commute F.
• Grand Island Public Schools (urban): math 36% / reading 36% proficiency, ranked #102 of 111 in NE (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 160 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 246 units permitted in Hall County in 2024 (98 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 $4k of value loss. Plan a longer hold.
• Hall County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1930 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $245,915
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 S Washington St	0.42mi	4/2.0 (+1)	1,768 (-2%)	4mo	$217,000	$123	70
1512 Windsor Rd	0.40mi	3/1.5	1,896 (+6%)	7mo	$306,000	$161	64
1515 W Stolley Park Rd	0.58mi	2/2.0 (-1)	1,728 (-4%)	1mo	$180,000	$104	61
1512 Spruce Pl	0.44mi	3/2.0	1,558 (-13%)	1mo	$300,000	$193	57
319 E South St	0.45mi	3/2.5	1,600 (-11%)	3mo	$225,000	$141	56
420 W Stolley Park Rd	0.44mi	4/2.0 (+1)	1,650 (-8%)	9mo	$238,500	$145	54
706 Grand Ave	0.57mi	4/2.0 (+1)	1,914 (+7%)	8mo	$385,000	$201	51
404 W Stolley Park Ave	0.44mi	4/2.0 (+1)	2,030 (+13%)	2mo	$278,000	$137	51
1419 Hagge Ave	0.61mi	4/2.0 (+1)	1,960 (+9%)	2mo	$235,000	$120	50
2121 August St	0.64mi	3/1.0	2,000 (+11%)	2mo	$230,000	$115	45
912 W Koenig St	0.71mi	2/2.0 (-1)	1,684 (-6%)	8mo	$205,000	$122	45
1015 S Plum St	0.73mi	2/2.0 (-1)	1,584 (-12%)	9mo	$215,000	$136	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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-10,683
• Equity at exit: $22,351

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $8,238
• Equity at exit: $12,961

Cash invested: $41,972 (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 68801

• Active inventory: 160
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $214

Break-even live

Break-even rent $1,278

Max offer price $149,900

Occupancy floor 81%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1124 S Pine St Grand Island, NE	2.0	2.5	1300	$1,450	$1.12	43d	1	0.29mi
1408 W Koenig St Grand Island, NE	3.0	1.5	1817	$1,800	$0.99	43d	1	0.68mi
315 W Koenig St Unit 1/2 Grand Island, NE	3.0	1.0	1319	$900	$0.68	43d	1	0.85mi
2304 W George St Unit 2 Grand Island, NE	2.0	2.0	1800	$1,800	$1.00	43d	1	1.29mi

Listing history 3 events

1. 2026-05-21
   listed $149,900 Active
2. 2020-12-22
   soldstatus $105,000 93-char remark

   Show marketing remark (93 chars)

   3 bedroom home in a culdesac that has large rooms. Bath on each floor. 1 car attached garage.

3. 2020-09-23
   listed $105,900 93-char remark

   Show marketing remark (93 chars)

   3 bedroom home in a culdesac that has large rooms. Bath on each floor. 1 car attached garage.

ⓘ 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: $1,931 · $161/mo
• Projected year-2 tax: $2,593 · $216/mo
• Expected delta: +$663/yr (+$55/mo · 34.3%)

ⓘ 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 ≥103°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: $18,577
• − Mortgage interest: −$8,397
• − Property taxes: −$1,931
• − Insurance: −$750
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$4,361
• Taxable income: $167
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $2,522/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: Grand Island Public Schools
• NCES district ID: 3100016
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $47,021
• Composite: 30.9/100
• National rank: #6117
• State rank: #102 of 111 in NE

Livability — Grand Island

• Score: 79/100
• State rank: #43
• US rank: #2252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Island, NE
• County: Hall County · 56,358 people
• City population: 56,358
• Metro: Grand Island, NE
• Population (ZIP): 30,824
• Household income: $63,617
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 895.0

Population outlook (Hall County) Hauer SSP2

• Today (2025): 68,137 people
• By 2030: 71,543 · +5.0%
• By 2040: 78,843 · +15.7%
• By 2050: 86,765 · +27.3%
• By 2075: 111,764 · +64.0%
• By 2100: 137,991 · +102.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Hispanic / Latino 42% Two or more races 13% Black 5% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 22% Cuban 4%
• Common ancestry: Romanian 3% Ukrainian 2% Lithuanian 1%
• Foreign-born: 22% · Canada
• Languages at home: 64% English-only · Spanish 32% Arabic 1% Other Asian/Pacific 1%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+37.8) · D 30.5% · R 68.3% · Other 1.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -24.1pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+34.8 2016: R+37.5 2012: R+27.6 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.38%
• Current HPI: 230.3861
• Rent YoY: —
• Metro: Grand Island, 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

+41.5% since first listed

3 events — show timeline

• 2026-05-21 Listed $149,900 GMNMLS
• 2020-12-22 Sold (MLS) $105,000 GIBOR
• 2020-09-23 Listed $105,900 GIBOR

Property tax history

-0.1%/yr

Latest (2025): $1,931 · +3.9% YoY. Source: county tax records.