301 Lincoln St · Farnam, NE 69029

$74,900

3 bd · 1.0 ba · 1,205 sqft · SingleFamily public records · 1 Days on market

Built 1900 Est $92k · 18% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +7.3/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice sized home in a quiet town that helps everyone in need. This is a two story home with two bedrooms upstairs and one on the main floor. It has one bathroom, a large living area with tile and carpet. Galley kitchen and a laundry room. All appliances are included. Has a wood deck and large yard with nice trees. Also has a fireplace and lots of wood in the area that people will beg you to cut and haul off to burn. It has a newer furnace and 1 year old ac unit which provides central heat and central air. A newer gas water heater. Furnace and water heater are in the basement.

Key facts

• Wood deck
• Newer furnace
• Galley kitchen

Tags

• TWO STORY HOME
• GALLEY KITCHEN
• WOOD DECK
• LARGE YARD
• FIREPLACE
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 63/100 on livability (#398 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools D+, amenities 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: 8 active listings in the ZIP; 61 units permitted in Dawson County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($518 loan paydown + $4k appreciation (4.7% local appreciation)).
• Dawson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $75k implies a 274% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1900 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.49% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.12%
• DSCR: 2.12
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $91,580
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Carson St	0.19mi	3/1.0	1,184 (-2%)	21mo	$90,000	$76	71

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

Projected returns pro-forma

4.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 3.09×
• Total profit: $43,875
• Equity at exit: $41,034

10-year hold

• IRR: 32.9%
• Equity multiple: 6.20×
• Total profit: $109,068
• Equity at exit: $69,680

Cash invested: $20,972 (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 69029

• Home prices YoY: 2.8%
• Active inventory: 8
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$21 /mo · $251/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $439

Break-even live

Break-even rent $563

Max offer price $74,900

Occupancy floor 56%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-26
   listed $74,900 Active
2. 2020-03-16
   soldstatus $20,000
3. 2005-04-03
   soldstatus $39,900
4. 2003-05-28
   soldstatus $39,900
5. 2001-04-19
   soldstatus $8,000

ⓘ 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: $251 · $21/mo
• Projected year-2 tax: $1,296 · $108/mo
• Expected delta: +$1,045/yr (+$87/mo · 416.7%)

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

Climate risk First Street

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,428
• − Mortgage interest: −$4,196
• − Property taxes: −$251
• − Insurance: −$374
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,179
• Taxable income: $4,279
• Est. tax owed @ 24.0%: −$1,027
• After-tax cash flow: $4,242/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 — Farnam

• Score: 63/100
• State rank: #398
• US rank: #15134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farnam, NE
• Population (ZIP): 293

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 5% Portuguese 2% Lithuanian 1%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 4.69%
• Current HPI: 174.1236
• 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

+836.3% since first listed

5 events — show timeline

• 2026-05-26 Listed $74,900 FSBO.com
• 2020-03-16 Sold (Public Records) $20,000 Public Records
• 2005-04-03 Sold (Public Records) $39,900 Public Records
• 2003-05-28 Sold (Public Records) $39,900 Public Records
• 2001-04-19 Sold (Public Records) $8,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $251 · +38.2% YoY. Source: county tax records.