105 E Bright St · Oxford, NE 68967

$90,000

4 bd · 3.0 ba · 2,124 sqft · SingleFamily public records · 32 Days on market

Built 1920 Est $127k · 29% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Appreciation +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Large bright front room/dining room with a fireplace, and good sized bedrooms. New windows throughout and new sidewalk and patio. Roof replaced in 2015. Large backyard with great established lawn and privacy fence all around.

Key facts

• New patio
• Dining room
• Front room

Tags

• FRONT ROOM
• DINING ROOM
• FIREPLACE
• NEW WINDOWS
• NEW SIDEWALK
• NEW PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#326 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, employment D+.
• Southern Valley Schools (rural): math 65% / reading 50% proficiency, ranked #91 of 245 in NE (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Furnas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $110 of equity ($622 loan paydown + $-512 appreciation (-0.6% local appreciation)).
• Furnas County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1920 — 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. 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.
5. 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.
6. 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: 1.58% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.22%
• DSCR: 2.08
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $127,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Central St	0.36mi	4/2.0	2,160 (+2%)	17mo	$130,000	$60	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.09×
• Total profit: $27,398
• Equity at exit: $23,601

10-year hold

• IRR: 27.9%
• Equity multiple: 3.97×
• Total profit: $74,823
• Equity at exit: $26,420

Cash invested: $25,200 (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 68967

• Home prices YoY: -0.4%
• Active inventory: 3
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $509

Break-even live

Break-even rent $777

Max offer price $90,000

Occupancy floor 59%

Sensitivity live

Price	-10% $560	-5% $534	+0% $509	+5% $483	+10% $458
Rent	-10% $396	-5% $452	+0% $509	+5% $565	+10% $621
Rate	-1.0pp $554	-0.5pp $532	base $509	+0.5pp $485	+1.0pp $462

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $90,000 Active 32 DOM
2. 2026-06-18
   days on market $90,000 Active 30 DOM
3. 2026-06-17
   days on market $90,000 Active 29 DOM
4. 2026-06-16
   days on market $90,000 Active 28 DOM
5. 2026-06-15
   days on market $90,000 Active 27 DOM
6. 2026-06-13
   days on market $90,000 Active 25 DOM
7. 2026-06-12
   days on market $90,000 Active 24 DOM
8. 2026-06-09
   days on market $90,000 Active 21 DOM
9. 2026-06-08
   days on market $90,000 Active 20 DOM
10. 2026-06-07
    days on market $90,000 Active 19 DOM
11. 2026-06-07
    days on market $90,000 Active 18 DOM
12. 2026-06-04
    days on market $90,000 Active 15 DOM
13. 2026-06-02
    days on market $90,000 Active 14 DOM
14. 2026-06-01
    days on market $90,000 Active 13 DOM
15. 2026-05-31
    days on market $90,000 Active 12 DOM
16. 2026-05-20
    listed $90,000 Active
17. 2021-07-08
    soldstatus $62,000

ⓘ 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: $1,253 · $104/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$304/yr (+$25/mo · 24.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $17,051
• − Mortgage interest: −$5,041
• − Property taxes: −$1,253
• − Insurance: −$450
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$2,618
• Taxable income: $4,960
• Est. tax owed @ 24.0%: −$1,190
• After-tax cash flow: $4,913/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: Southern Valley Schools
• NCES district ID: 3100109
• Math proficiency: 65% ▲ 14.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $40,496
• Composite: 49.84/100
• National rank: #4186
• State rank: #91 of 245 in NE

Livability — Oxford

• Score: 66/100
• State rank: #326
• US rank: #12015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, NE
• City population: 962
• Population (ZIP): 962

Population outlook (Furnas County) Hauer SSP2

• Today (2025): 4,668 people
• By 2030: 4,627 · -0.9%
• By 2040: 4,547 · -2.6%
• By 2050: 4,523 · -3.1%
• By 2075: 5,017 · +7.5%
• By 2100: 5,016 · +7.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 7% Native American 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scottish 4% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 8% German/W. Germanic 2%

Political lean MEDSL · Furnas

• 2024 margin: Solid R (+69.8) · D 14.8% · R 84.7%
• 2008→2024 swing: -19.6pp toward R · 2008: -50.2pp · 2024: -69.8pp
• All cycles: 2024: R+69.8 2020: R+67.8 2016: R+69.6 2012: R+60.7 2008: R+50.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.57%
• Current HPI: 139.1534
• 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

+45.2% since first listed

2 events — show timeline

• 2026-05-20 Listed $90,000 FSBO.com
• 2021-07-08 Sold (Public Records) $62,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,253 · +21.5% YoY. Source: county tax records.