304 F St · Shelton, NE 68876

$25,000

3 bd · 3.0 ba · 2,072 sqft · Manufactured public records · 38 Days on market

Built 2016

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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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLINE ONLY REAL ESTATE AUCTION - (LIST PRICE IS SUGGESTED/OPENING BID ONLY, FINAL PRICE WILL BE DETERMINED ON THE AUCTION) 304 F St - Shelton, NE ONLINE ONLY REAL ESTATE AUCTION PROPERTY SHOWN BY APPT ONLY! Situated on a very large corner lot, this well-maintained single-level mobile home offers comfort, convenience, and functional living all on one floor. A welcoming wood deck at the front of the home provides the perfect spot to relax and enjoy the outdoors. Inside, you’ll find a spacious layout featuring a comfortable living room, a functional kitchen with adjoining dining area, and three well-sized bedrooms. The home includes 2.5 bathrooms, offering added convenience for both daily living and guests. Additional features include dedicated laundry and utility areas, along with ample storage space to keep everything organized. With no basement, this home provides easy accessibility and low-maintenance living. A great opportunity for those seeking space, simplicity, and a prime corner lot location! 2025 Taxes: $956.84 Legal Description: IOLL 304 F ST (2016 REDMAN ADVANTAGE RGL II 28X74 112000HRA702784AB) Year Built: 2016 Lot Size - SQ FT - Main Level of Home - 2072 Online Only Real Estate Auction Terms: By you bidding on this online only real estate auction, you agree to all terms of the auction, and agree to sign the real estate purchase agreement with in 24 hours of this auction closing. A 10% Buyers Premium will be added to the sales price. (for example - if you bid $5,000 the total contract price will be $5,500.) A payment to equal 10% of the purchase price will be due with in 24 hours of the auction closing, at that time additional agreements will be signed. The balance will be due by cash or certified funds on or before June 24, 2026. Property will be sold subject to sellers confirmation. Property is being sold AS-IS WHERE IS. Possession will be given at closing. This sale is not contingent upon the purchaser's ability to secure financing. Please consult your loan agency prior to the sale. The cost of the title insurance and closing fee will be split between the buyer and seller equally. Listing Brokerage and their agents are agents representing the seller in this transaction.

Key facts

• Built 2016
• Listed 38 days

🔨 Auction listing. The $25,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $165,045 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $1 ($9/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#179 in NE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Shelton Public Schools (rural): math 35% / reading 50% proficiency, ranked #191 of 245 in NE (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 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 $5k 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 38 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 0.78% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

• ARV (median comp): $165,045
• List price: $25,000
• Delta: -84.85%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-26,755
• Equity at exit: $24,609

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-23,475
• Equity at exit: $14,270

Cash invested: $46,213 (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 68876

• Home prices YoY: -14.7%
• Active inventory: 15
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$866
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $1

Break-even live

Break-even rent $1,284

Max offer price $165,045

Occupancy floor 95%

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: $41,261
• Closing costs: $4,951
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-14
   status Pending 2239-char remark

   Show marketing remark (2239 chars)

   ONLINE ONLY REAL ESTATE AUCTION - (LIST PRICE IS SUGGESTED/OPENING BID ONLY, FINAL PRICE WILL BE DETERMINED ON THE AUCTION) 304 F St - Shelton, NE ONLINE ONLY REAL ESTATE AUCTION PROPERTY SHOWN BY APPT ONLY! Situated on a very large corner lot, this well-maintained single-level mobile home offers comfort, convenience, and functional living all on one floor. A welcoming wood deck at the front of the home provides the perfect spot to relax and enjoy the outdoors. Inside, you’ll find a spacious layout featuring a comfortable living room, a functional kitchen with adjoining dining area, and three well-sized bedrooms. The home includes 2.5 bathrooms, offering added convenience for both daily living and guests. Additional features include dedicated laundry and utility areas, along with ample storage space to keep everything organized. With no basement, this home provides easy accessibility and low-maintenance living. A great opportunity for those seeking space, simplicity, and a prime corner lot location! 2025 Taxes: $956.84 Legal Description: IOLL 304 F ST (2016 REDMAN ADVANTAGE RGL II 28X74 112000HRA702784AB) Year Built: 2016 Lot Size - SQ FT - Main Level of Home - 2072 Online Only Real Estate Auction Terms: By you bidding on this online only real estate auction, you agree to all terms of the auction, and agree to sign the real estate purchase agreement with in 24 hours of this auction closing. A 10% Buyers Premium will be added to the sales price. (for example - if you bid $5,000 the total contract price will be $5,500.) A payment to equal 10% of the purchase price will be due with in 24 hours of the auction closing, at that time additional agreements will be signed. The balance will be due by cash or certified funds on or before June 24, 2026. Property will be sold subject to sellers confirmation. Property is being sold AS-IS WHERE IS. Possession will be given at closing. This sale is not contingent upon the purchaser's ability to secure financing. Please consult your loan agency prior to the sale. The cost of the title insurance and closing fee will be split between the buyer and seller equally. Listing Brokerage and their agents are agents representing the seller in this transaction.

2. 2026-03-27
   listed $25,000 Active 2239-char remark

   Show marketing remark (2239 chars)

   ONLINE ONLY REAL ESTATE AUCTION - (LIST PRICE IS SUGGESTED/OPENING BID ONLY, FINAL PRICE WILL BE DETERMINED ON THE AUCTION) 304 F St - Shelton, NE ONLINE ONLY REAL ESTATE AUCTION PROPERTY SHOWN BY APPT ONLY! Situated on a very large corner lot, this well-maintained single-level mobile home offers comfort, convenience, and functional living all on one floor. A welcoming wood deck at the front of the home provides the perfect spot to relax and enjoy the outdoors. Inside, you’ll find a spacious layout featuring a comfortable living room, a functional kitchen with adjoining dining area, and three well-sized bedrooms. The home includes 2.5 bathrooms, offering added convenience for both daily living and guests. Additional features include dedicated laundry and utility areas, along with ample storage space to keep everything organized. With no basement, this home provides easy accessibility and low-maintenance living. A great opportunity for those seeking space, simplicity, and a prime corner lot location! 2025 Taxes: $956.84 Legal Description: IOLL 304 F ST (2016 REDMAN ADVANTAGE RGL II 28X74 112000HRA702784AB) Year Built: 2016 Lot Size - SQ FT - Main Level of Home - 2072 Online Only Real Estate Auction Terms: By you bidding on this online only real estate auction, you agree to all terms of the auction, and agree to sign the real estate purchase agreement with in 24 hours of this auction closing. A 10% Buyers Premium will be added to the sales price. (for example - if you bid $5,000 the total contract price will be $5,500.) A payment to equal 10% of the purchase price will be due with in 24 hours of the auction closing, at that time additional agreements will be signed. The balance will be due by cash or certified funds on or before June 24, 2026. Property will be sold subject to sellers confirmation. Property is being sold AS-IS WHERE IS. Possession will be given at closing. This sale is not contingent upon the purchaser's ability to secure financing. Please consult your loan agency prior to the sale. The cost of the title insurance and closing fee will be split between the buyer and seller equally. Listing Brokerage and their agents are agents representing the seller in this transaction.

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $957 · $80/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,414
• − Mortgage interest: −$9,245
• − Property taxes: −$957
• − Insurance: −$825
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$4,801
• Taxable loss: −$2,881
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $700/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: Shelton Public Schools
• NCES district ID: 3176620
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $56,128
• Composite: 39.45/100
• National rank: #8118
• State rank: #191 of 245 in NE

Livability — Shelton

• Score: 72/100
• State rank: #179
• US rank: #6384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelton, NE
• Population (ZIP): 1,887

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 23% Two or more races 17%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 15%

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: ▼ -35.90%
• Current HPI: 208.1892
• 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

2 events — show timeline

• 2026-05-14 Pending — GMNMLS
• 2026-03-27 Listed $25,000 GMNMLS

Property tax history

-4.6%/yr

Latest (2025): $957 · -3.3% YoY. Source: county tax records.