106 S Clay St · Eustis, NE 69028

$125,000

3 bd · 1.0 ba · 1,412 sqft · SingleFamily public records · 15 Days on market

Built 1966

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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 +22.8/30.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great family home for sale in Eustis, just 30 minutes from Lexington. 3 bedroom, 1 bathroom on a double lot. Main level has additional non-conforming room that was used as a playroom. Large living room and kitchen. Updates - breaker box upgraded in 2017, installed central heat and air in 2017, installed new windows and exterior doors in 2017, new roof in 2026, siding new in 2017. Appliances included if wanted of refrigerator, stove, and washer. Gravel driveway with carport, detached two car garage. Unfinished basement. We are in the process of adding an additional full bathroom in the basement (shower, toilet and vanity) and will post pictures of the basement as that is completed. Basement

Key facts

• New siding
• Central heat and air
• Double lot

Tags

• DOUBLE LOT
• CENTRAL HEAT AND AIR
• NEW WINDOWS
• NEW ROOF
• NEW SIDING
• GRAVEL DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#100 in NE, #3,948 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Eustis-Farnam Public Schools (rural): math 45% / reading 45% proficiency, ranked #175 of 245 in NE (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 3 units permitted in Frontier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (9.6% local appreciation)).
• Frontier County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $125k implies a 108% gain — meaningful room to come down on a strong offer.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — 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: 1.03% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.25×
• Total profit: $78,677
• Equity at exit: $109,156

10-year hold

• IRR: 25.3%
• Equity multiple: 7.28×
• Total profit: $219,935
• Equity at exit: $231,817

Cash invested: $35,000 (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 69028

• Home prices YoY: 4.3%
• Active inventory: 6
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $218

Break-even live

Break-even rent $1,009

Max offer price $125,000

Occupancy floor 78%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $125,000 Active 15 DOM
2. 2026-06-17
   days on market $125,000 Active 14 DOM
3. 2026-06-16
   days on market $125,000 Active 13 DOM
4. 2026-06-15
   days on market $125,000 Active 12 DOM
5. 2026-06-13
   days on market $125,000 Active 10 DOM
6. 2026-06-12
   days on market $125,000 Active 9 DOM
7. 2026-06-09
   days on market $125,000 Active 6 DOM
8. 2026-06-08
   days on market $125,000 Active 5 DOM
9. 2026-06-07
   days on market $125,000 Active 4 DOM
10. 2026-06-07
    days on market $125,000 Active 3 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $125,000 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: $1,075 · $90/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$1,087/yr (+$91/mo · 101.1%)

ⓘ 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 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: $15,417
• − Mortgage interest: −$7,002
• − Property taxes: −$1,075
• − Insurance: −$625
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,636
• Taxable income: $611
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $2,466/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: Eustis-Farnam Public Schools
• NCES district ID: 3100111
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $53,125
• Composite: 41.16/100
• National rank: #7417
• State rank: #175 of 245 in NE

Livability — Eustis

• Score: 75/100
• State rank: #100
• US rank: #3948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eustis, NE
• Population (ZIP): 757

Population outlook (Frontier County) Hauer SSP2

• Today (2025): 2,384 people
• By 2030: 2,239 · -6.1%
• By 2040: 1,943 · -18.5%
• By 2050: 1,708 · -28.4%
• By 2075: 1,356 · -43.1%
• By 2100: 1,153 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Slovak 4% Serbian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Frontier

• 2024 margin: Solid R (+72.9) · D 13.1% · R 86.0%
• 2008→2024 swing: -24.1pp toward R · 2008: -48.8pp · 2024: -72.9pp
• All cycles: 2024: R+72.9 2020: R+71.9 2016: R+72.1 2012: R+43.9 2008: R+48.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.62%
• Current HPI: 235.2201
• 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

+400.0% since first listed

4 events — show timeline

• 2026-06-04 Listed $125,000 FSBO.com
• 2017-12-12 Sold (Public Records) $60,000 Public Records
• 2016-09-01 Sold (Public Records) $27,000 Public Records
• 2013-02-25 Sold (Public Records) $25,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,075 · -2.3% YoY. Source: county tax records.