882 19th St · Central City, NE 68826

$195,000

3 bd · 2.0 ba · 1,400 sqft · MultiFamily · 32 Days on market

Built 2026 Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

One of 3 townhomes being built in our subdivision. These thoughtfully built homes feature 3 bedrooms, 2 bathrooms, a spacious 2-car garage, and modern finishes throughout. Perfect for families, retirees, or anyone looking for low-maintenance living with style and comfort. Enjoy the convenience of being just minutes from schools, parks, grocery stores, walking trails, dining, and everything Central City has to offer. Please note: Pricing shown reflects ONE SIDE of the townhome (half of the building), not the entire townhome

Key facts

• 2 parking spots
• Built 2026
• Listed 31 days

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $195,000

Exterior

• Parking: 2 total parking spaces
• Utilities: Has heating; Has cooling
• Home design: Spec home — Plan #10; Single property (address: 882 19th St, Central City, NE)
• Exterior features: Living area approximately 1400

Interior

• Kitchen: Includes dishwasher, refrigerator, microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (30.8% below list).
• Recommended offer: $135k (30.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#29 in NE, #1,761 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Central City Public Schools (town): math 46% / reading 47% proficiency, ranked #75 of 111 in NE (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 43 units permitted in Merrick 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 $6k of value loss. Plan a longer hold.
• Merrick County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $135,000 (30.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.69% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.18%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -26.9%
• Equity multiple: 0.09×
• Total profit: $-49,481
• Equity at exit: $29,075

10-year hold

• IRR: -24.5%
• Equity multiple: -0.21×
• Total profit: $-66,058
• Equity at exit: $16,860

Cash invested: $54,600 (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 68826

• Home prices YoY: -14.4%
• Active inventory: 58
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-281

Break-even live

Break-even rent $1,706

Max offer price $154,324

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1303 8th Ave Central City, NE	3.0	2.0	1272	$1,350	$1.06	43d	1	0.52mi

Listing history 16 events

1. 2026-06-19
   days on market $195,000 Active 32 DOM
2. 2026-06-18
   days on market $195,000 Active 31 DOM
3. 2026-06-17
   days on market $195,000 Active 30 DOM
4. 2026-06-16
   days on market $195,000 Active 29 DOM
5. 2026-06-15
   days on market $195,000 Active 28 DOM
6. 2026-06-14
   days on market $195,000 Active 26 DOM
7. 2026-06-12
   days on market $195,000 Active 25 DOM
8. 2026-06-09
   days on market $195,000 Active 22 DOM
9. 2026-06-08
   days on market $195,000 Active 21 DOM
10. 2026-06-07
    days on market $195,000 Active 20 DOM
11. 2026-06-05
    days on market $195,000 Active 17 DOM
12. 2026-06-03
    days on market $195,000 Active 16 DOM
13. 2026-06-02
    days on market $195,000 Active 15 DOM
14. 2026-06-01
    days on market $195,000 Active 14 DOM
15. 2026-05-31
    days on market $195,000 Active 13 DOM
16. 2026-05-30
    days on market $195,000 Active 12 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$5,673
• Taxable loss: −$6,888
• Est. tax savings @ 24.0%: +$1,653
• After-tax cash flow: $-1,720/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This well-maintained townhome is ready for move-in with modern finishes and a good condition score. Simple updates like landscaping and fresh paint can significantly boost its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and value
• Both Interior paint — Fresh paint can make the home look newer
• Both Lighting — Modern lighting can improve the home's appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and value ↑
• Both Interior paint — Fresh paint can make the home look newer ↑
• Both Lighting — Modern lighting can improve the home's appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Central City Public Schools
• NCES district ID: 3104920
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $50,712
• Composite: 39.95/100
• National rank: #3840
• State rank: #75 of 111 in NE

Livability — Central City

• Score: 80/100
• State rank: #29
• US rank: #1761

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: Central City, NE
• Population (ZIP): 3,976

Population outlook (Merrick County) Hauer SSP2

• Today (2025): 7,635 people
• By 2030: 7,504 · -1.7%
• By 2040: 7,217 · -5.5%
• By 2050: 6,843 · -10.4%
• By 2075: 5,739 · -24.8%
• By 2100: 4,320 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Iranian 2% Romanian 2% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Merrick

• 2024 margin: Solid R (+65.0) · D 16.8% · R 81.8% · Other 1.4%
• 2008→2024 swing: -24.5pp toward R · 2008: -40.5pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+62.5 2016: R+62.4 2012: R+45.0 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.72%
• Current HPI: 242.3122
• 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