205 N Webster St · Blue Hill, NE 68930

$135,000

2 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 9 Days on market

Built 1924 8,276 sqft lot Est $155k · 13% under

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Why this score? — see what drove the D+ 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 +13.4/15.0
• Cash flow +7.9/30.0
• Appreciation +6.4/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks MLS

2 bedroom bungalow, well insulated, water and central air (2004) nice size lot, formal dining room-

Key facts

• Bonus spaces
• Open concept
• Tall ceilings

Tags

• TALL CEILINGS
• OPEN CONCEPT
• LARGE CLOSETS
• BONUS SPACES
• NATURAL LIGHT
• OVERSIZED GARAGE

Property features AI

Exterior

• Parking: Detached garage with garage door opener (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Exterior features: Shed(s); Public water; Public sewer; Natural gas available

Interior

• Kitchen: Microwave, Oven, Refrigerator
• Bathrooms: One main-level bathroom
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Microwave, Oven, Refrigerator; Full basement; Smoke detector(s)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (25.8% below list).
• Recommended offer: $100k (25.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#191 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Blue Hill Public Schools (rural): math 60% / reading 55% proficiency, ranked #88 of 245 in NE (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 2 units permitted in Webster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (2.9% local appreciation)).
• Webster County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $135k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,121 (25.8% 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. Built in 1924 — 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $155,358
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 S Sycamore St	0.36mi	2/1.0	1,062 (-6%)	9mo	$145,000	$137	65

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

Projected returns pro-forma

2.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.17×
• Total profit: $6,495
• Equity at exit: $59,916

10-year hold

• IRR: 6.5%
• Equity multiple: 1.97×
• Total profit: $36,759
• Equity at exit: $91,730

Cash invested: $37,800 (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 68930

• Home prices YoY: 1.4%
• Active inventory: 11
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-142

Break-even live

Break-even rent $1,181

Max offer price $114,453

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $135,000 Active 9 DOM
2. 2026-06-17
   days on market $135,000 Active 8 DOM
3. 2026-06-16
   days on market $135,000 Active 7 DOM
4. 2026-06-15
   days on market $135,000 Active 6 DOM
5. 2026-06-13
   days on market $135,000 Active 4 DOM
6. 2026-06-12
   days on market $135,000 Active 3 DOM
7. 2026-06-09
   remarks 538-char remark
8. 2026-06-09
   listed $135,000 Active 1 DOM

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

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 ≥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: $12,015
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$3,927
• Taxable loss: −$4,097
• Est. tax savings @ 24.0%: +$983
• After-tax cash flow: $-721/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: Blue Hill Public Schools
• NCES district ID: 3104200
• Math proficiency: 60% ▬ 0.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $46,994
• Composite: 50.44/100
• National rank: #4006
• State rank: #88 of 245 in NE

Livability — Blue Hill

• Score: 71/100
• State rank: #191
• US rank: #6744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Hill, NE
• Population (ZIP): 1,238

Population outlook (Webster County) Hauer SSP2

• Today (2025): 3,563 people
• By 2030: 3,510 · -1.5%
• By 2040: 3,463 · -2.8%
• By 2050: 3,394 · -4.7%
• By 2075: 3,239 · -9.1%
• By 2100: 2,706 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Italian 2% Iranian 2% Scotch-Irish 2%
• Foreign-born: 0%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+65.4) · D 16.8% · R 82.2% · Other 1.0%
• 2008→2024 swing: -27.9pp toward R · 2008: -37.5pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+62.7 2016: R+60.1 2012: R+47.1 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.90%
• Current HPI: 214.2013
• 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

+474.5% since first listed

6 events — show timeline

• 2026-06-09 Listed $135,000 GMNMLS
• 2023-08-01 Sold (Public Records) $42,000 Public Records
• 2015-11-10 Sold (Public Records) $48,000 Public Records
• 2015-10-30 Sold (MLS) $47,500 GMNMLS
• 2015-08-16 Listed $49,900 GMNMLS
• 2004-07-13 Sold (Public Records) $23,500 Public Records

Property tax history

-30.3%/yr

Latest (2024): $23 · +67.6% YoY. Source: county tax records.