1220 South St · Sutherland, NE 69165

$65,000

1 bd · 1.0 ba · 672 sqft · Manufactured public records · 9 Days on market

Built 1968

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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 +29.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PROPERTY TO SELL IN "AS-IS, WHERE-IS" CONDITION. WONDERFUL LARGE LOT IN SUTHERLAND, NEBRASKA. 1968 MANUFACTURED HOME IS CURRENTLY ON LOT.

Key facts

• Built 1968
• Listed 8 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured single-family home
• Construction: Residential property
• Exterior features: Wood fencing

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 bathroom on the main level
• Interior features: Single-level living

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($793 rent vs $65k).

Location & tenants

• Location reads 74/100 on livability (#116 in NE, #4,531 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety C-, amenities F, commute F.
• Sutherland Public Schools (rural): math 50% / reading 55% proficiency, ranked #111 of 245 in NE (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Sutherland Elementary School (math 57% / reading 57%, grade C+, #136 of 502 statewide, top 31%, 152 students, 33% FRL); Sutherland High School (math 37% / reading 52%, grade F, #146 of 261 statewide, top 67%, 153 students, 29% FRL).
• Market conditions: 9 active listings in the ZIP; 66 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lincoln County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.22% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.51%
• DSCR: 1.69
• GRM: 6.8

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-3,472
• Equity at exit: $9,692

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $6,216
• Equity at exit: $5,620

Cash invested: $18,200 (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 69165

• Home prices YoY: -7.9%
• Active inventory: 9
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $793 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$27
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $110

Break-even live

Break-even rent $654

Max offer price $65,000

Occupancy floor 81%

Sensitivity live

Price	-10% $147	-5% $128	+0% $110	+5% $92	+10% $73
Rent	-10% $47	-5% $79	+0% $110	+5% $141	+10% $173
Rate	-1.0pp $143	-0.5pp $127	base $110	+0.5pp $93	+1.0pp $76

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $65,000 Active 9 DOM
2. 2026-06-19
   days on market $65,000 Active 7 DOM
3. 2026-06-18
   days on market $65,000 Active 6 DOM
4. 2026-06-17
   days on market $65,000 Active 5 DOM
5. 2026-06-16
   days on market $65,000 Active 4 DOM
6. 2026-06-15
   days on market $65,000 Active 3 DOM
7. 2026-06-13
   remarks 137-char remark
8. 2026-06-13
   listed $65,000 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: $280 · $23/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$844/yr (+$70/mo · 301.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 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: $9,517
• − Mortgage interest: −$3,641
• − Property taxes: −$280
• − Insurance: −$1,828
• − Repairs & maintenance: −$761
• − Management: −$761
• − Depreciation: −$1,891
• Taxable income: $355
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $1,235/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: Sutherland Public Schools
• NCES district ID: 3100024
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $64,306
• Composite: 48.13/100
• National rank: #4743
• State rank: #111 of 245 in NE

Livability — Sutherland

• Score: 74/100
• State rank: #116
• US rank: #4531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sutherland, NE
• Population (ZIP): 1,894

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,750 people
• By 2030: 34,004 · -2.1%
• By 2040: 32,310 · -7.0%
• By 2050: 30,918 · -11.0%
• By 2075: 29,245 · -15.8%
• By 2100: 29,116 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 5% Lithuanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+55.2) · D 21.8% · R 77.0% · Other 1.2%
• 2008→2024 swing: -19.7pp toward R · 2008: -35.5pp · 2024: -55.2pp
• All cycles: 2024: R+55.2 2020: R+54.6 2016: R+58.1 2012: R+40.6 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.96%
• Current HPI: 197.7812
• 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

• 2026-06-12 Listed $65,000 LCBR

Property tax history

+3.8%/yr

Latest (2025): $280 · +54.4% YoY. Source: county tax records.