403 Carol St · Talmage, NE 68448-0083

$69,900

2 bd · 1.0 ba · 842 sqft · SingleFamily public records · 45 Days on market

Built 1890 8,712 sqft lot $83/sqft · 16% below area Est $83k · 16% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +14.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step into a quaint, single-story with a warm, inviting exterior and a layout designed for easy living. This home offers two bedrooms and a full bathroom, with a compact yet functional 842 sq. ft. of living space. The open-plan living area flows seamlessly into the kitchen and bedrooms creating a cozy environment for everyday life. A deck, nice sized back yard and 1 car detached garage complete this cozy home.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1890

Property features AI

Exterior

• Parking: Detached garage (1 covered space, total parking for 1 vehicle)
• Utilities: Public sewer
• Home design: Single-family residence (residential); Not new (built 1890); One or more main-floor living areas
• Construction: Block foundation; Built in 1890
• Exterior features: Deck; Lot approximately 0.2 acre (66 x 107) — up to 1/4 acre

Interior

• Bedrooms: Master bedroom on main floor; Second bedroom on main floor
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Electric and baseboard heating with wood assist; Window air conditioning unit(s)
• Interior features: Fireplace (1) - wood burning with wood assist

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#473 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities F.
• Johnson County Central Public Schools (rural): math 47% / reading 48% proficiency, ranked #73 of 111 in NE (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Johnson Co Central Elem-Cook (math 52% / reading 57%, grade C, #161 of 502 statewide, top 38%, 79 students, 40% FRL); Johnson Co Central Middle Sch (math 42% / reading 42%, grade D-, #72 of 128 statewide, top 61%, 119 students, 44% FRL); Johnson Co Central High School (math 24% / reading 44%, grade F, #208 of 261 statewide, top 86%, 153 students, 47% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 29 units permitted in Otoe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Otoe County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $70k implies a 288% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1890 — 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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.63% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.68%
• DSCR: 2.28
• GRM: 5.1

CMA / ARV

• ARV (median comp): $82,939
• List price: $69,900
• Delta: -15.72%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Clark St	0.24mi	2/2.0	772 (-8%)	10mo	$100,000	$130	62
201 5th St	0.18mi	2/2.0	896 (+6%)	22mo	$120,000	$134	58

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: 34.6%
• Equity multiple: 2.95×
• Total profit: $38,200
• Equity at exit: $31,430

10-year hold

• IRR: 34.7%
• Equity multiple: 5.81×
• Total profit: $94,221
• Equity at exit: $48,437

Cash invested: $19,572 (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 68448-0083

• Active inventory: 1
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $468

Break-even live

Break-even rent $544

Max offer price $69,900

Occupancy floor 54%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $69,900 Active 45 DOM
2. 2026-06-17
   days on market $69,900 Active 44 DOM
3. 2026-06-16
   days on market $69,900 Active 43 DOM
4. 2026-06-15
   days on market $69,900 Active 42 DOM
5. 2026-06-13
   days on market $69,900 Active 40 DOM
6. 2026-06-12
   days on market $69,900 Active 39 DOM
7. 2026-06-09
   days on market $69,900 Active 36 DOM
8. 2026-06-08
   days on market $69,900 Active 35 DOM
9. 2026-06-07
   days on market $69,900 Active 34 DOM
10. 2026-06-07
    days on market $69,900 Active 33 DOM
11. 2026-06-04
    days on market $69,900 Active 30 DOM
12. 2026-06-02
    days on market $69,900 Active 29 DOM
13. 2026-06-01
    days on market $69,900 Active 28 DOM
14. 2026-05-31
    days on market $69,900 Active 27 DOM
15. 2026-05-04
    listed $69,900 New 413-char remark
16. 2002-09-23
    soldstatus $18,000

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $1,209 · $101/mo
• Expected delta: +$797/yr (+$66/mo · 193.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°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: $13,638
• − Mortgage interest: −$3,915
• − Property taxes: −$412
• − Insurance: −$350
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$2,033
• Taxable income: $4,745
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $4,475/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: Johnson County Central Public Schools
• NCES district ID: 3100176
• Math proficiency: 47% ▲ 3.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $44,058
• Composite: 40.15/100
• National rank: #3795
• State rank: #73 of 111 in NE

Livability — Talmage

• Score: 60/100
• State rank: #473
• US rank: #19050

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Talmage, NE

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+288.3% since first listed

2 events — show timeline

• 2026-05-04 Listed $69,900 GPRMLS
• 2002-09-23 Sold (Public Records) $18,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $412 · +3.3% YoY. Source: county tax records.