100 Post St

Gresham, NE 68367

$70,000B+

3 bd · 1.0 ba · 1,920 sqft · Built 1975 · SingleFamily · Active · 9 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,153/mo
• Mortgage (P&I): −$367
• Tax + insurance: −$77
• HOA: −$0
• Vac / Maint / Mgmt: −$242
• Net cashflow: $467/mo
• Annual: $5,598/yr
• Cap rate: 14.29%
• Cash-on-cash: 28.56%
• DSCR: 2.27
• 1% rule: 1.65%
• Cash to close: $19,600

Investor read

• This is a 3-bed/1.0-bath single-family listed at $70k.
• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $4k of equity ($484 loan paydown + $3k appreciation (4.8% local appreciation)).
• Location reads 61/100 on livability (#448 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, amenities F.
• Centennial Public Schools (rural): math 58% / reading 53% proficiency, ranked #32 of 111 in NE (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Centennial Elementary School (math 62% / reading 52%, grade C+, #136 of 502 statewide, top 31%, 248 students, 39% FRL); Centennial Middle School (100 students, 44% FRL); Centennial Jr-Sr High School (math 52% / reading 57%, grade C-, #80 of 261 statewide, top 37%, 148 students, 31% FRL).
• Market conditions: 3 active listings in the ZIP; 29 units permitted in York County in 2024 (0 in 5+ unit buildings).
• York County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• Current owner paid $8k; list at $70k implies a 833% gain — meaningful room to come down on a strong offer.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.