411 W 6th St · Grant, NE 69140

$139,000

3 bd · 2.0 ba · 1,872 sqft · SingleFamily public records · 1 Days on market

Built 1960

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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 +15.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +4.8/10.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home is listed at $139,000 OBO. This cozy property features two bedrooms upstairs, along with a comfortable living room, kitchen, and full bathroom on the main level. All appliances are staying, so there & acirc; & euro; & trade; s no hassle in finding some. The basement includes one finished room & acirc; & euro; & rdquo; ideal for a bedroom, office, or extra living space & acirc; & euro; & rdquo; while the rest offers plenty of potential for storage or future finishing. Outside, you & acirc; & euro; & trade; ll find a detached garage and an additional carport for convenient parking. Located right next to the high school, this home offer

Key facts

• Additional carport
• Finished room
• Prime location

Tags

• DETACHED GARAGE
• ADDITIONAL CARPORT
• FINISHED ROOM
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $48 ($573/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 $114k (18.0% below list).
• Recommended offer: $114k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#134 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.
• Perkins County Schools (rural): math 56% / reading 57% proficiency, ranked #30 of 111 in NE (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 11 units permitted in Perkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($961 loan paydown + $2k appreciation (1.4% local appreciation)).
• Perkins County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $139k implies a 132% gain — meaningful room to come down on a strong offer.

Recommended offer $114,024 (18.0% below list)

Questions for the listing agent

1. Built in 1960 — 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 B-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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.21×
• Total profit: $8,028
• Equity at exit: $50,042

10-year hold

• IRR: 8.1%
• Equity multiple: 2.02×
• Total profit: $39,855
• Equity at exit: $68,551

Cash invested: $38,920 (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 69140

• Home prices YoY: 0.8%
• Active inventory: 4
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$66 /mo · $794/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $48

Break-even live

Break-even rent $1,080

Max offer price $139,000

Occupancy floor 91%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-26
   listed $139,000 Active
2. 2023-06-05
   soldstatus $60,000
3. 2015-08-27
   soldstatus $51,000

ⓘ 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: $794 · $66/mo
• Projected year-2 tax: $2,405 · $200/mo
• Expected delta: +$1,611/yr (+$134/mo · 202.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 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: $13,683
• − Mortgage interest: −$7,786
• − Property taxes: −$794
• − Insurance: −$695
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$4,044
• Taxable loss: −$1,825
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $1,011/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: Perkins County Schools
• NCES district ID: 3100157
• Math proficiency: 56% ▲ 1.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $53,339
• Composite: 48.49/100
• National rank: #2124
• State rank: #30 of 111 in NE

Livability — Grant

• Score: 73/100
• State rank: #134
• US rank: #5006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grant, NE
• Population (ZIP): 1,755

Population outlook (Perkins County) Hauer SSP2

• Today (2025): 2,789 people
• By 2030: 2,679 · -3.9%
• By 2040: 2,467 · -11.5%
• By 2050: 2,283 · -18.1%
• By 2075: 1,832 · -34.3%
• By 2100: 1,319 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Iranian 2% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Perkins

• 2024 margin: Solid R (+72.7) · D 13.1% · R 85.8% · Other 1.1%
• 2008→2024 swing: -17.6pp toward R · 2008: -55.1pp · 2024: -72.7pp
• All cycles: 2024: R+72.7 2020: R+72.6 2016: R+73.5 2012: R+64.4 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.36%
• Current HPI: 171.6255
• 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

+172.5% since first listed

3 events — show timeline

• 2026-05-26 Listed $139,000 FSBO.com
• 2023-06-05 Sold (Public Records) $60,000 Public Records
• 2015-08-27 Sold (Public Records) $51,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $794 · +4.2% YoY. Source: county tax records.