Real Estate Investing in Boelus, Nebraska (68820)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 68820 (Boelus, NE)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 27.1 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Boelus, NE (68820)?
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Market Analysis: 68820 Boelus
Not every below-median market is a bargain. Boelus's 68820 ZIP comes in at signals that favor experienced operators who can absorb the risk $281K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $281K asset, 68820 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 68820 and stronger Boelus ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 68820 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategy in 68820 is an operator game, not a passive one. Meanwhile, entry prices of $281K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Boelus:
Market Trends
Home Value History (with trend line)
📊 How Does 68820 Compare?
| Metric | 68820 | Boelus | Nebraska |
|---|---|---|---|
| Home Value | $280,822 | $280,822 | $269,423 |
| 5-Year CAGR | 5.3% | 5.3% | 6.7% |
| Avg Rent | $864 | $864 | - |
| Cap Rate | 2.4% | 2.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 68820 (Boelus, NE). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $280,822 |
| Monthly Rent | $864 |
| Price-to-Rent | 27.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 68820
Population: 266
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
Frequently Asked Questions
Is Boelus, NE a good place for real estate investing?
Yes - Boelus, NE a 3.0/5 investability score. With $281K home prices against $864/mo monthly rent, the market delivers a reasonable entry point for new investors.
How strong is tenant demand in Boelus, NE?
Working renters make up the core of the Boelus, NE tenant base. The pool is reasonable for investors targeting long-term holds.
How much do tenants pay in Boelus, NE?
Expect rents around $864/mo per month in Boelus, NE. With home values at $281K, the yield math works out to reasonable levels for rental investors.
How quickly do rentals get leased in Boelus, NE?
Vacancy risk in Boelus, NE is elevated. That supports predictable cash flow for typical rental holds.
Is Boelus, NE suited for a house hack?
For house hackers, Boelus, NE is a challenging. The $864/mo rent on a unit helps defray the mortgage on a $281K property.
You know 68820 now. You don’t know where it ranks.
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