1313 5th Corso · Nebraska City, NE 68410

$99,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 41 Days on market

Built 1945 6,156 sqft lot $110/sqft · 28% below area Est $138k · 28% under ↓ 10% since listing

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCED! 2 bedroom or possible 3 bedroom or possible 2 bedroom and step-down den or office (1 non-conforming), 1 bath in great area! Needs some TLC and some updating-but great bones & great potential!! Newer roof is appx 2-3 years old, central air, lots of closet space and storage. Big fenced backyard. Sold "AS IS". Easy to show! Approx. total sq. ft.1792. (1/B/MK)

Key facts

• Storage
• Newer roof
• Lots of closet space

Tags

• NEWER ROOF
• CENTRAL AIR
• BIG FENCED BACKYARD
• LOTS OF CLOSET SPACE
• STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.0% in Nebraska City — 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 80/100 on livability (#36 in NE, #1,882 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, commute F.
• Nebraska City Public Schools (town): math 26% / reading 32% proficiency, ranked #107 of 111 in NE (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 29 units permitted in Otoe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Otoe County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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 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?
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: 1.07% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (median comp): $138,023
• List price: $99,000
• Delta: -28.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 2nd Ave	0.47mi	2/1.0	860 (-4%)	2mo	$140,000	$163	70
511 N 17th St	0.68mi	2/1.0	898 (+0%)	2mo	$167,500	$187	66
2007 2nd Ave	0.63mi	2/1.0	859 (-4%)	5mo	$165,000	$192	59
2110 2nd Ave	0.70mi	2/1.5	912 (+2%)	5mo	$170,000	$186	58
421 1st Corso	0.64mi	2/1.0	960 (+7%)	6mo	$143,000	$149	53
409 N 14th St	0.56mi	2/1.0	979 (+9%)	9mo	$129,000	$132	51
1716 4 Ave	0.67mi	3/1.0 (+1)	952 (+6%)	4mo	$170,000	$179	50
1708 2nd Ave	0.54mi	2/1.0	952 (+6%)	21mo	$162,360	$171	47
1502 2nd Ave	0.49mi	2/2.0	1,029 (+15%)	3mo	$160,000	$155	46
1104 S 4th St	0.72mi	2/1.0	860 (-4%)	18mo	$117,000	$136	44
2115 Central Ave	0.60mi	2/1.0	774 (-14%)	14mo	$100,000	$129	38

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-3,669
• Equity at exit: $14,761

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $12,715
• Equity at exit: $8,560

Cash invested: $27,720 (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 68410

• Home prices YoY: -31.5%
• Active inventory: 34
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $194

Break-even live

Break-even rent $817

Max offer price $99,000

Occupancy floor 77%

Sensitivity live

Price	-10% $250	-5% $222	+0% $194	+5% $166	+10% $138
Rent	-10% $110	-5% $152	+0% $194	+5% $236	+10% $278
Rate	-1.0pp $244	-0.5pp $220	base $194	+0.5pp $169	+1.0pp $143

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 1st Ave Unit 2 Nebraska City, NE	1.0	1.0	850	$1,100	$1.29	2d	1	0.41mi
1413 2nd Ave Unit 2 Nebraska City, NE	2.0	1.0	1100	$1,150	$1.05	20d	1	0.44mi
1116 S 2nd St Unit 207 Nebraska City, NE	2.0	1.0	735	$895	$1.22	11d	1	0.82mi
1216 S 2nd St Unit 201 Nebraska City, NE	3.0	1.0	892	$995	$1.12	44d	1	0.84mi

Listing history 6 events

1. 2026-06-03
   status $99,000 Pending 41 DOM
2. 2026-06-02
   days on market $99,000 Active 41 DOM
3. 2026-06-01
   days on market $99,000 Active 40 DOM
4. 2026-05-31
   days on market $99,000 Active 39 DOM
5. 2026-05-14
   price $99,000 389-char remark

   Show marketing remark (389 chars)

   JUST REDUCED! 2 bedroom or possible 3 bedroom or possible 2 bedroom and step-down den or office (1 non-conforming), 1 bath in great area! Needs some TLC and some updating-but great bones & great potential!! Newer roof is appx 2-3 years old, central air, lots of closet space and storage. Big fenced backyard. Sold "AS IS". Easy to show! Approx. total sq. ft.1792. (1/B/MK)

6. 2026-04-21
   listed $109,950 New 389-char remark

   Show marketing remark (389 chars)

   JUST REDUCED! 2 bedroom or possible 3 bedroom or possible 2 bedroom and step-down den or office (1 non-conforming), 1 bath in great area! Needs some TLC and some updating-but great bones & great potential!! Newer roof is appx 2-3 years old, central air, lots of closet space and storage. Big fenced backyard. Sold "AS IS". Easy to show! Approx. total sq. ft.1792. (1/B/MK)

ⓘ 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: $1,017 · $85/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: +$696/yr (+$58/mo · 68.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 15 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: $12,753
• − Mortgage interest: −$5,546
• − Property taxes: −$1,017
• − Insurance: −$495
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$2,880
• Taxable income: $775
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $2,147/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: Nebraska City Public Schools
• NCES district ID: 3174160
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $46,153
• Composite: 24.99/100
• National rank: #7559
• State rank: #107 of 111 in NE

Livability — Nebraska City

• Score: 80/100
• State rank: #36
• US rank: #1882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nebraska City, NE
• Population (ZIP): 8,946

Population outlook (Otoe County) Hauer SSP2

• Today (2025): 16,475 people
• By 2030: 16,627 · +0.9%
• By 2040: 16,911 · +2.6%
• By 2050: 17,186 · +4.3%
• By 2075: 18,549 · +12.6%
• By 2100: 19,590 · +18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Italian 2% Iranian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Otoe

• 2024 margin: Solid R (+38.9) · D 30.0% · R 68.9% · Other 1.0%
• 2008→2024 swing: -23.1pp toward R · 2008: -15.8pp · 2024: -38.9pp
• All cycles: 2024: R+38.9 2020: R+37.8 2016: R+38.7 2012: R+24.4 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.60%
• Current HPI: 190.5812
• 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

-10.0% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $99,000 GPRMLS
• 2026-04-21 Listed $109,950 GPRMLS

Property tax history

-4.2%/yr

Latest (2014): $1,017 · -4.2% YoY. Source: county tax records.