413 Commercial Ave · Hildreth, NE 68847

$92,500

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 31 Days on market

Built 1880 10,500 sqft lot Est $73k · 27% over

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +5.3/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Move right in and enjoy this cute and affordable home in Hildreth! This 2 bedroom, 1 bathroom home offers comfortable living with thoughtful updates already completed. Inside, you’ll find newer carpet and paint creating a fresh feel throughout the main level, plus updated windows that bring in great natural light. The kitchen includes appliances that stay with the home, making moving in even easier. The main level features drywall throughout for a clean, finished look, and the partial basement offers additional storage space. Sits on a large lot and includes a 1-year-old roof and will have a central air unit and an updated furnace installed prior to closing. Whether you're looking for

Key facts

• Updated windows
• Partial basement
• 1 year old roof

Tags

• NEWER CARPET
• UPDATED WINDOWS
• APPLIANCES THAT STAY
• PARTIAL BASEMENT
• LARGE LOT
• 1 YEAR OLD ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence (residential property); Frame construction
• Construction: Frame construction
• Exterior features: Patio; Shed(s)

Interior

• Kitchen: Electric range, microwave, refrigerator
• Bathrooms: 1 main-level bathroom
• Heating & cooling: Forced air heating; Central air and window unit(s) cooling
• Interior features: Electric range, microwave, refrigerator; Has basement (partial)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $92k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#259 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Wilcox-Hildreth Public Schools (rural): math 45% / reading 50% proficiency, ranked #155 of 245 in NE (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 110 active listings in the ZIP; 7 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Franklin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $92k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1880 — 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 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?
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: 1.03% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $72,816
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Parnell St	0.17mi	2/1.0	966 (+9%)	11mo	$79,200	$82	68

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-2,590
• Equity at exit: $13,792

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $13,618
• Equity at exit: $7,998

Cash invested: $25,900 (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 68847

• Active inventory: 110
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $195

Break-even live

Break-even rent $710

Max offer price $92,500

Occupancy floor 75%

Sensitivity live

Price	-10% $248	-5% $221	+0% $195	+5% $169	+10% $143
Rent	-10% $120	-5% $157	+0% $195	+5% $233	+10% $271
Rate	-1.0pp $242	-0.5pp $219	base $195	+0.5pp $171	+1.0pp $147

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $92,500 Active 31 DOM
2. 2026-06-21
   days on market $92,500 Active 30 DOM
3. 2026-06-18
   days on market $92,500 Active 28 DOM
4. 2026-06-17
   days on market $92,500 Active 27 DOM
5. 2026-06-16
   days on market $92,500 Active 26 DOM
6. 2026-06-15
   days on market $92,500 Active 25 DOM
7. 2026-06-13
   days on market $92,500 Active 23 DOM
8. 2026-06-12
   days on market $92,500 Active 22 DOM
9. 2026-06-09
   days on market $92,500 Active 19 DOM
10. 2026-06-08
    days on market $92,500 Active 18 DOM
11. 2026-06-07
    days on market $92,500 Active 17 DOM
12. 2026-06-07
    days on market $92,500 Active 16 DOM
13. 2026-06-04
    days on market $92,500 Active 13 DOM
14. 2026-06-02
    days on market $92,500 Active 12 DOM
15. 2026-06-01
    days on market $92,500 Active 11 DOM
16. 2026-05-31
    days on market $92,500 Active 10 DOM
17. 2026-05-20
    listed $92,500 Active
18. 2021-10-25
    soldstatus $30,000
19. 2014-01-31
    soldstatus $24,000

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$1,151/yr (+$96/mo · 256.6%)

ⓘ 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 ≥101°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: $11,487
• − Mortgage interest: −$5,181
• − Property taxes: −$449
• − Insurance: −$462
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$2,691
• Taxable income: $865
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $2,135/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: Wilcox-Hildreth Public Schools
• NCES district ID: 3100134
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $53,363
• Composite: 43.14/100
• National rank: #6607
• State rank: #155 of 245 in NE

Livability — Hildreth

• Score: 68/100
• State rank: #259
• US rank: #9279

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hildreth, NE
• Population (ZIP): 17,911

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 2,858 people
• By 2030: 2,771 · -3.0%
• By 2040: 2,549 · -10.8%
• By 2050: 2,316 · -19.0%
• By 2075: 2,169 · -24.1%
• By 2100: 2,103 · -26.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 5% Chinese 2% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.4%
• 2008→2024 swing: -28.6pp toward R · 2008: -41.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.2 2016: R+66.1 2012: R+47.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.96%
• Current HPI: 205.0002
• 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

+285.4% since first listed

3 events — show timeline

• 2026-05-20 Listed $92,500 GMNMLS
• 2021-10-25 Sold (Public Records) $30,000 Public Records
• 2014-01-31 Sold (Public Records) $24,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $449 · +2.3% YoY. Source: county tax records.