805 7 St · Peru, NE 68421

$45,000

4 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 10 Days on market

Built 1900 0.30 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very well maintained home full of updates in the great community of Peru! There are 3+1 bedrooms, 2 bathrooms and a spacious kitchen. Plus a little car port! Could make a nice home or income producing rental property. Most of the windows are updated too! Just had fresh carpet laid! Come check it out!

Key facts

• 0.3 acre lot
• Built 1900
• Listed 9 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas
• Home design: Single-family residence; Two-story; Not new / not a model
• Construction: Built in 1900; Block foundation
• Exterior features: Enclosed patio; Lot approximately 0.3 acres (about 96 x 136); Lot size over 1/4 up to 1/2 acre

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on 2nd floor; Second bedroom on 2nd floor; Third bedroom on 2nd floor
• Bathrooms: Two bathrooms total; One main-level bathroom; One second-floor bathroom
• Heating & cooling: Natural gas forced-air heating; Window air conditioning units
• Interior features: Unfinished basement (approximately 300 below-grade area); Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).

Location & tenants

• Location reads 66/100 on livability (#297 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities F.
• Auburn Public Schools (town): math 49% / reading 56% proficiency, ranked #58 of 111 in NE (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Calvert Elementary (math 52% / reading 52%, grade C-, #200 of 502 statewide, top 46%, 577 students, 36% FRL); Auburn Middle School (math 52% / reading 57%, grade B-, #32 of 128 statewide, top 28%, 190 students, 42% FRL); Auburn High School (math 44% / reading 64%, grade C-, #80 of 261 statewide, top 37%, 247 students, 42% FRL).
• Market conditions: 7 active listings in the ZIP; 13 units permitted in Nemaha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($311 loan paydown + $4k appreciation (9.0% local appreciation)).
• Nemaha County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

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

Recommended offer $45,000

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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.72% ✓
• Cap rate: 24.33%
• Cash-on-cash: 64.40%
• DSCR: 3.87
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $132,288
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 7th St	0.00mi	3/2.0 (-1)	1,248 (0%)	20mo	$99,000	$79	74
812 6th St	0.04mi	4/2.0	1,104 (-12%)	23mo	$117,000	$106	56

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

Projected returns pro-forma

8.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.0%
• Equity multiple: 6.12×
• Total profit: $64,521
• Equity at exit: $37,280

10-year hold

• IRR: 69.8%
• Equity multiple: 13.34×
• Total profit: $155,521
• Equity at exit: $77,163

Cash invested: $12,600 (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 68421

• Home prices YoY: 5.7%
• Active inventory: 7
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $676

Break-even live

Break-even rent $368

Max offer price $45,000

Occupancy floor 40%

Sensitivity live

Price	-10% $702	-5% $689	+0% $676	+5% $664	+10% $651
Rent	-10% $580	-5% $628	+0% $676	+5% $725	+10% $773
Rate	-1.0pp $699	-0.5pp $688	base $676	+0.5pp $665	+1.0pp $653

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   days on market $45,000 Active 10 DOM
2. 2026-06-21
   days on market $45,000 Active 9 DOM
3. 2026-06-21
   days on market $45,000 Active 8 DOM
4. 2026-06-18
   days on market $45,000 Active 6 DOM
5. 2026-06-17
   statusdays on market $45,000 Active 5 DOM
6. 2026-06-16
   days on market $45,000 New 4 DOM
7. 2026-06-15
   days on market $45,000 New 3 DOM
8. 2026-06-12
   remarks 404-char remark
9. 2026-06-12
   listed $45,000 New 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: $430 · $36/mo
• Projected year-2 tax: $778 · $65/mo
• Expected delta: +$348/yr (+$29/mo · 80.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°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: $14,686
• − Mortgage interest: −$2,521
• − Property taxes: −$430
• − Insurance: −$225
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$1,309
• Taxable income: $7,851
• Est. tax owed @ 24.0%: −$1,884
• After-tax cash flow: $6,231/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: Auburn Public Schools
• NCES district ID: 3103330
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $45,761
• Composite: 44.43/100
• National rank: #2807
• State rank: #58 of 111 in NE

Livability — Peru

• Score: 66/100
• State rank: #297
• US rank: #11229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peru, NE
• Population (ZIP): 1,019

Population outlook (Nemaha County) Hauer SSP2

• Today (2025): 7,018 people
• By 2030: 6,911 · -1.5%
• By 2040: 6,730 · -4.1%
• By 2050: 6,738 · -4.0%
• By 2075: 7,053 · +0.5%
• By 2100: 7,347 · +4.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 5% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Portuguese 3% Romanian 1% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Nemaha

• 2024 margin: Solid R (+44.7) · D 26.8% · R 71.5% · Other 1.8%
• 2008→2024 swing: -19.0pp toward R · 2008: -25.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+43.9 2016: R+42.9 2012: R+28.5 2008: R+25.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.99%
• Current HPI: 166.0307
• 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

+172.7% since first listed

7 events — show timeline

• 2026-06-12 Listed $45,000 GPRMLS
• 2024-11-04 Sold (Public Records) $99,000 Public Records
• 2024-10-25 Sold (MLS) $99,000 GPRMLS
• 2024-08-22 Pending — GPRMLS
• 2024-07-31 Price Changed $99,000 GPRMLS
• 2024-07-04 Listed $109,000 GPRMLS
• 1986-08-21 Sold (Public Records) $16,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $430 · -11.0% YoY. Source: county tax records.