810 E 4th St · Cozad, NE 69130

$60,000

2 bd · 1.0 ba · 844 sqft · SingleFamily public records · 1 Days on market

Built 1920 6,000 sqft lot Est $105k · 43% under

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Why this score? — see what drove the B+ 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,000 sq ft lot
• Built 1920

Property features AI

Finance

• Financial info: Annual tax amount listed as $685.28

Exterior

• Home design: Single-family residence
• Exterior features: Lot measures approximately 60 x 100; Zoned residential

Interior

• Bathrooms: 1 bathroom on the main level
• Interior features: One main-level bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($904 rent vs $60k).
• Cap rate 12.6% vs local median 3.2% in Cozad — 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 (#22 in NE, #1,638 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Cozad Community Schools (town): math 43% / reading 42% proficiency, ranked #90 of 111 in NE (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 61 units permitted in Dawson County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dawson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.51% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.69%
• DSCR: 2.01
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $104,656
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 E 7th St	0.29mi	2/1.0	792 (-6%)	14mo	$108,000	$136	65
320 E 11th St	0.54mi	2/1.0	864 (+2%)	9mo	$80,000	$93	64
416 E 7th St	0.31mi	2/1.0	768 (-9%)	13mo	$95,000	$124	60
1115 C St	0.53mi	2/1.0	912 (+8%)	11mo	$155,000	$170	52
619 Maple St	0.20mi	2/1.0	954 (+13%)	23mo	$72,000	$75	50

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: 15.6%
• Equity multiple: 1.63×
• Total profit: $10,513
• Equity at exit: $8,946

10-year hold

• IRR: 24.2%
• Equity multiple: 3.10×
• Total profit: $35,218
• Equity at exit: $5,188

Cash invested: $16,800 (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 69130

• Home prices YoY: -7.4%
• Active inventory: 37
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $904 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $318

Break-even live

Break-even rent $502

Max offer price $60,000

Occupancy floor 60%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-18
   listed $60,000 Active 1 DOM

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$353/yr (+$29/mo · 51.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $10,852
• − Mortgage interest: −$3,361
• − Property taxes: −$685
• − Insurance: −$300
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$1,745
• Taxable income: $3,024
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $3,086/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: Cozad Community Schools
• NCES district ID: 3105460
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $44,563
• Composite: 36.06/100
• National rank: #4770
• State rank: #90 of 111 in NE

Livability — Cozad

• Score: 80/100
• State rank: #22
• US rank: #1638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cozad, NE
• Population (ZIP): 5,056

Population outlook (Dawson County) Hauer SSP2

• Today (2025): 23,318 people
• By 2030: 22,912 · -1.7%
• By 2040: 22,097 · -5.2%
• By 2050: 21,358 · -8.4%
• By 2075: 19,801 · -15.1%
• By 2100: 17,647 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 2% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 1% Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 4% Vietnamese 0%

Political lean MEDSL · Dawson

• 2024 margin: Solid R (+49.6) · D 24.7% · R 74.3%
• 2008→2024 swing: -11.3pp toward R · 2008: -38.3pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.8 2016: R+45.0 2012: R+41.8 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.47%
• Current HPI: 231.4673
• 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

1 event — show timeline

• 2026-06-17 Listed $60,000 GMNMLS

Property tax history

-6.3%/yr

Latest (2025): $685 · -6.3% YoY. Source: county tax records.