1114 N 6th St · Nebraska City, NE 68410

$134,999

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 37 Days on market

Built 1964 5,760 sqft lot $153/sqft · 6% below area Est $143k · 6% 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).

• Cash flow +13.0/30.0
• ARV discount +10.2/15.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Pending - On market for backup offers only. Welcome to this charming and affordable 2-bedroom, 1-bath ranch home in Nebraska City, now offered at $134,999. Situated on a corner lot, this well-maintained property offers comfortable single-level living with a warm, practical layout and an easy, welcoming feel. Recent improvements include a new roof, a furnace & air conditioning that is only three years old, and new bedroom carpet installed approximately two years ago. Inside, you’ll find a bright living area, functional kitchen space, comfortable bedrooms, and a clean, practical interior that is ready to enjoy. The outdoor space provides room for relaxing, gardening, entertaining,

Key facts

• New bedroom carpet
• Outdoor space
• Corner lot

Tags

• CORNER LOT
• NEW ROOF
• FURNACE AND AIR CONDITIONING
• NEW BEDROOM CARPET
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Attached covered garage with space for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Built in 1964; One-story (main floor living)
• Construction: Block foundation
• Exterior features: Enclosed porch; Lot about 0.13 acres (approx. 48 x 120)

Interior

• Kitchen: Includes range, refrigerator, and dishwasher
• Bedrooms: Master bedroom located on the main floor; Second bedroom located on the main floor
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Range, Refrigerator, Dishwasher

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 $-9 ($-104/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (21.7% below list).
• Recommended offer: $106k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in Nebraska City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#36 in NE, #1,882 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Nebraska City Public Schools (town): math 26% / reading 32% proficiency, ranked #107 of 111 in NE (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Nebraska City Northside Elem (394 students, 61% FRL); Nebraska City Middle School (math 29% / reading 31%, grade F, #110 of 128 statewide, top 87%, 326 students, 54% FRL); Nebraska City High School (math 27% / reading 37%, grade F, #228 of 261 statewide, top 88%, 428 students, 48% FRL).
• Market conditions: 33 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 29 units permitted in Otoe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Otoe County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $106k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $105,719 (21.7% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (median comp): $143,499
• List price: $134,999
• Delta: -5.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 N 6th St	0.04mi	3/1.0 (+1)	968 (+10%)	11mo	$219,000	$226	68
811 N 9th St	0.29mi	2/1.5	850 (-4%)	16mo	$149,350	$176	64
409 N 14th St	0.73mi	2/1.0	979 (+11%)	9mo	$129,000	$132	41

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

Projected returns pro-forma

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

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-22,464
• Equity at exit: $20,129

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-20,426
• Equity at exit: $11,672

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 68410

• Home prices YoY: -31.5%
• Active inventory: 33
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-9

Break-even live

Break-even rent $1,068

Max offer price $133,475

Occupancy floor 96%

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 1st Ave Unit 2 Nebraska City, NE	1.0	1.0	850	$1,100	$1.29	1d	1	0.81mi
1413 2nd Ave Unit 2 Nebraska City, NE	2.0	1.0	1100	$1,150	$1.05	19d	1	0.85mi
1116 S 2nd St Unit 207 Nebraska City, NE	2.0	1.0	735	$895	$1.22	10d	1	1.40mi
1216 S 2nd St Unit 201 Nebraska City, NE	3.0	1.0	892	$995	$1.12	43d	1	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $134,999 Active 37 DOM
2. 2026-06-17
   days on market $134,999 Active 36 DOM
3. 2026-06-16
   days on market $134,999 Active 35 DOM
4. 2026-06-15
   days on market $134,999 Active 34 DOM
5. 2026-06-13
   days on market $134,999 Active 32 DOM
6. 2026-06-12
   days on market $134,999 Active 31 DOM
7. 2026-06-09
   days on market $134,999 Active 28 DOM
8. 2026-06-08
   days on market $134,999 Active 27 DOM
9. 2026-06-07
   days on market $134,999 Active 26 DOM
10. 2026-06-07
    days on market $134,999 Active 25 DOM
11. 2026-06-04
    days on market $134,999 Active 22 DOM
12. 2026-06-02
    days on market $134,999 Active 21 DOM
13. 2026-06-01
    days on market $134,999 Active 20 DOM
14. 2026-05-31
    days on market $134,999 Active 19 DOM
15. 2026-05-12
    historical
16. 2026-05-11
    listed $134,999 New 929-char remark
17. 2026-04-29
    listed $140,500 New
18. 2026-04-29
    historical
19. 2026-04-13
    historical
20. 2026-04-10
    listed $143,000 New
21. 2026-03-06
    listed $149,900 New
22. 2025-10-31
    historical
23. 2025-08-23
    listed $149,950 New
24. 2024-06-10
    soldstatus $106,000
25. 2023-06-07
    soldstatus $98,000
26. 2021-12-08
    soldstatus $55,000

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $2,335 · $195/mo
• Expected delta: +$1,380/yr (+$115/mo · 144.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 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: $12,686
• − Mortgage interest: −$7,562
• − Property taxes: −$955
• − Insurance: −$675
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$3,927
• Taxable loss: −$2,463
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $488/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: Nebraska City Public Schools
• NCES district ID: 3174160
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $46,153
• Composite: 24.99/100
• National rank: #7559
• State rank: #107 of 111 in NE

Livability — Nebraska City

• Score: 80/100
• State rank: #36
• US rank: #1882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nebraska City, NE
• Population (ZIP): 8,946

Population outlook (Otoe County) Hauer SSP2

• Today (2025): 16,475 people
• By 2030: 16,627 · +0.9%
• By 2040: 16,911 · +2.6%
• By 2050: 17,186 · +4.3%
• By 2075: 18,549 · +12.6%
• By 2100: 19,590 · +18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Italian 2% Iranian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Otoe

• 2024 margin: Solid R (+38.9) · D 30.0% · R 68.9% · Other 1.0%
• 2008→2024 swing: -23.1pp toward R · 2008: -15.8pp · 2024: -38.9pp
• All cycles: 2024: R+38.9 2020: R+37.8 2016: R+38.7 2012: R+24.4 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.60%
• Current HPI: 190.5812
• 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

+145.5% since first listed

12 events — show timeline

• 2026-05-12 Listing Removed — GPRMLS
• 2026-05-11 Listed $134,999 GPRMLS
• 2026-04-29 Listing Removed — GPRMLS
• 2026-04-29 Listed $140,500 GPRMLS
• 2026-04-13 Listing Removed — GPRMLS
• 2026-04-10 Listed $143,000 GPRMLS
• 2026-03-06 Listed $149,900 GPRMLS
• 2025-10-31 Listing Removed — GPRMLS
• 2025-08-23 Listed $149,950 GPRMLS
• 2024-06-10 Sold (Public Records) $106,000 Public Records
• 2023-06-07 Sold (Public Records) $98,000 Public Records
• 2021-12-08 Sold (Public Records) $55,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $955 · +13.7% YoY. Source: county tax records.