522 State St · Dalton, NE 69131

$169,500

6 bd · 2.0 ba · 2,976 sqft · SingleFamily public records · 139 Days on market

Built 1932 $57/sqft · 65% below area Est $325k · 48% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Appreciation +6.8/10.0
• Schools +5.1/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 2 garage spots
• Built 1932
• Listed 138 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-57 ($-682/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (23.6% below list).
• Recommended offer: $130k (23.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#244 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Leyton Public Schools (rural): math 60% / reading 55% proficiency, ranked #82 of 245 in NE (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 10 units permitted in Cheyenne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.6% local appreciation)).
• Cheyenne County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,517 (23.6% 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 139 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.76% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (median comp): $325,000
• List price: $169,500
• Delta: -47.85%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.47×
• Total profit: $22,391
• Equity at exit: $82,204

10-year hold

• IRR: 10.3%
• Equity multiple: 2.64×
• Total profit: $77,972
• Equity at exit: $131,554

Cash invested: $47,460 (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 69131

• Home prices YoY: 2.1%
• Active inventory: 3
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$121 /mo · $1,446/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-57

Break-even live

Break-even rent $1,367

Max offer price $159,457

Occupancy floor 99%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $169,500 Active 139 DOM
2. 2026-06-17
   days on market $169,500 Active 138 DOM
3. 2026-06-16
   days on market $169,500 Active 137 DOM
4. 2026-06-15
   days on market $169,500 Active 136 DOM
5. 2026-06-13
   days on market $169,500 Active 134 DOM
6. 2026-06-12
   days on market $169,500 Active 133 DOM
7. 2026-06-09
   days on market $169,500 Active 130 DOM
8. 2026-06-08
   days on market $169,500 Active 129 DOM
9. 2026-06-07
   days on market $169,500 Active 128 DOM
10. 2026-06-05
    days on market $169,500 Active 126 DOM
11. 2026-06-04
    days on market $169,500 Active 124 DOM
12. 2026-06-02
    days on market $169,500 Active 123 DOM
13. 2026-06-01
    days on market $169,500 Active 122 DOM
14. 2026-05-31
    days on market $169,500 Active 121 DOM
15. 2026-01-30
    listed $169,500 Active

ⓘ 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: $1,446 · $121/mo
• Projected year-2 tax: $2,932 · $244/mo
• Expected delta: +$1,486/yr (+$124/mo · 102.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,542
• − Mortgage interest: −$9,495
• − Property taxes: −$1,446
• − Insurance: −$848
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$4,931
• Taxable loss: −$3,664
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $197/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: Leyton Public Schools
• NCES district ID: 3100072
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $50,294
• Composite: 50.75/100
• National rank: #3916
• State rank: #82 of 245 in NE

Livability — Dalton

• Score: 69/100
• State rank: #244
• US rank: #8732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dalton, NE
• Population (ZIP): 805

Population outlook (Cheyenne County) Hauer SSP2

• Today (2025): 10,658 people
• By 2030: 10,916 · +2.4%
• By 2040: 11,367 · +6.7%
• By 2050: 11,766 · +10.4%
• By 2075: 12,967 · +21.7%
• By 2100: 12,982 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 1% Iranian 1% Scottish 0%

Political lean MEDSL · Cheyenne

• 2024 margin: Solid R (+64.1) · D 17.4% · R 81.5% · Other 1.1%
• 2008→2024 swing: -14.5pp toward R · 2008: -49.6pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+61.9 2016: R+63.6 2012: R+51.2 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.62%
• Current HPI: 172.738
• 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

1 event — show timeline

• 2026-01-30 Listed $169,500 WNBOR

Property tax history

+1.4%/yr

Latest (2025): $1,446 · +11.2% YoY. Source: county tax records.