613 W Seward St · Blue Hill, NE 68930

$140,000

4 bd · 1.0 ba · 1,752 sqft · SingleFamily public records · 7 Days on market

Built 1910 $80/sqft · 16% below area Est $166k · 16% under

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Why this score? — see what drove the C 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 +16.1/30.0
• ARV discount +14.6/15.0
• Appreciation +6.4/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Single family home. Has a lot of charm and character. Needs some updates but has tons of potential. It sits on a big corner lot with plenty of trees for shade. This home features a two car garage and has a shed out back for extra storage.

Key facts

• Enclosed porches
• Shade trees
• Deck off the back

Tags

• HUGE CORNER LOT
• SHADE TREES
• ENCLOSED PORCHES
• DECK OFF THE BACK
• STORAGE THROUGHOUT

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single Family Residence (Residential); R1 zoning
• Construction: Frame construction; Home warranty included
• Exterior features: Deck; Porch; Shed

Interior

• Kitchen: Electric range; Refrigerator
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas water heater; Electric range; Refrigerator; Living room fireplace (1)
• Laundry & utility: Laundry on main level; Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $72 ($870/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (9.7% below list).
• Recommended offer: $126k (9.7% 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 ($968 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.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $78k; list at $140k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,383 (9.7% below list)

Questions for the listing agent

1. Built in 1910 — 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 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?
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: 0.90% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (median comp): $166,218
• List price: $140,000
• Delta: -15.77%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 N Pine St	0.44mi	3/2.0 (-1)	1,828 (+4%)	23mo	$166,000	$91	45

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: 9.3%
• Equity multiple: 1.53×
• Total profit: $20,708
• Equity at exit: $62,135

10-year hold

• IRR: 11.8%
• Equity multiple: 2.74×
• Total profit: $68,219
• Equity at exit: $95,128

Cash invested: $39,200 (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 68930

• Home prices YoY: 1.4%
• Active inventory: 11
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$133 /mo · $1,601/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $72

Break-even live

Break-even rent $1,172

Max offer price $140,000

Occupancy floor 89%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $140,000 Active 7 DOM
2. 2026-06-17
   days on market $140,000 Active 6 DOM
3. 2026-06-16
   days on market $140,000 Active 5 DOM
4. 2026-06-15
   days on market $140,000 Active 4 DOM
5. 2026-06-13
   days on market $140,000 Active 2 DOM
6. 2026-06-12
   remarks 312-char remark
7. 2026-06-12
   days on marketlisting id $140,000 Active 1 DOM
8. 2026-06-09
   days on market $140,000 Active 28 DOM
9. 2026-06-08
   days on market $140,000 Active 27 DOM
10. 2026-06-07
    days on market $140,000 Active 26 DOM
11. 2026-06-05
    days on market $140,000 Active 24 DOM
12. 2026-06-04
    days on market $140,000 Active 22 DOM
13. 2026-06-02
    days on market $140,000 Active 21 DOM
14. 2026-06-01
    days on market $140,000 Active 20 DOM
15. 2026-05-31
    days on market $140,000 Active 19 DOM
16. 2026-05-12
    listed $140,000 Active 238-char remark

    Show marketing remark (238 chars)

    Single family home. Has a lot of charm and character. Needs some updates but has tons of potential. It sits on a big corner lot with plenty of trees for shade. This home features a two car garage and has a shed out back for extra storage.

17. 2019-08-12
    soldstatus $78,000
18. 2019-08-07
    soldstatus $85,000 492-char remark

    Show marketing remark (492 chars)

    Spacious four bedroom home on a large lot. Extra deep 2 car attached garage plus a single detached garage in the back. Newer roof and siding. Main floor laundry. there is plenty of room for the whole family in this well maintained home. Whether you are all gathered together inside or out. There is plenty of room in the spacious living room or if you are enjoying the backyard and deck. Come take a look. Call agent for Garage Code. -Square Footage and information may vary from Court House.

19. 2019-05-17
    listed $85,000 492-char remark

    Show marketing remark (492 chars)

    Spacious four bedroom home on a large lot. Extra deep 2 car attached garage plus a single detached garage in the back. Newer roof and siding. Main floor laundry. there is plenty of room for the whole family in this well maintained home. Whether you are all gathered together inside or out. There is plenty of room in the spacious living room or if you are enjoying the backyard and deck. Come take a look. Call agent for Garage Code. -Square Footage and information may vary from Court House.

ⓘ 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: $1,601 · $133/mo
• Projected year-2 tax: $2,422 · $202/mo
• Expected delta: +$821/yr (+$68/mo · 51.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone 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: $15,166
• − Mortgage interest: −$7,842
• − Property taxes: −$1,601
• − Insurance: −$700
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$4,073
• Taxable loss: −$1,477
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $1,224/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

+64.7% since first listed

5 events — show timeline

• 2026-06-10 Listed $140,000 GMNMLS
• 2026-05-12 Listed $140,000 FSBO.com
• 2019-08-12 Sold (Public Records) $78,000 Public Records
• 2019-08-07 Sold (MLS) $85,000 GMNMLS
• 2019-05-17 Listed $85,000 GMNMLS

Property tax history

+14.5%/yr

Latest (2025): $1,601 · +11.2% YoY. Source: county tax records.