330 Broad St · Campbell, NE 68932

$82,500

1 bd · 1.0 ba · 864 sqft · SingleFamily public records · 113 Days on market

Built 1900 $95/sqft · 90% above area ↓ 10% since listing

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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 +24.5/30.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute bungalow house located in Campbell, Nebraska. Lots of nice updates including the kitchen and bathroom! This property features 2 decent sized bedrooms, a large living/dining area, and a rustic breezeway between the garage and house which could be made into additional living area. This property has an updated roof, water heater, and a full basement which offers additional opportunities! Call to set up a showing today. * Listing agents are related to seller *

Key facts

• Bungalow house
• Kitchen updates
• Water heater

Tags

• BUNGALOW HOUSE
• KITCHEN UPDATES
• BATHROOM UPDATES
• RUSTIC BREEZEWAY
• UPDATED ROOF
• WATER HEATER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#397 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, schools F.
• Silver Lake Public Schools (rural): math 40% / reading 40% proficiency, ranked #213 of 245 in NE (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 7 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($570 loan paydown + $8k appreciation (10.0% local appreciation)).
• Franklin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $75,075 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $43,507
• List price: $82,500
• Delta: 89.62%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
272 W Merrill St	0.28mi	2/2.0 (+1)	970 (+12%)	19mo	$6,875	$7	41

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 3.41×
• Total profit: $55,722
• Equity at exit: $74,323

10-year hold

• IRR: 26.6%
• Equity multiple: 7.73×
• Total profit: $155,531
• Equity at exit: $160,279

Cash invested: $23,100 (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 68932

• Home prices YoY: 5.4%
• Active inventory: 1
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $170

Break-even live

Break-even rent $638

Max offer price $82,500

Occupancy floor 75%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $82,500 Active 113 DOM
2. 2026-06-17
   days on market $82,500 Active 112 DOM
3. 2026-06-16
   days on market $82,500 Active 111 DOM
4. 2026-06-15
   days on market $82,500 Active 110 DOM
5. 2026-06-13
   days on market $82,500 Active 108 DOM
6. 2026-06-12
   days on market $82,500 Active 107 DOM
7. 2026-06-09
   days on market $82,500 Active 104 DOM
8. 2026-06-08
   days on market $82,500 Active 103 DOM
9. 2026-06-07
   days on market $82,500 Active 102 DOM
10. 2026-06-05
    pricedays on market $82,500 Active 100 DOM
11. 2026-06-04
    days on market $89,900 Active 98 DOM
12. 2026-06-02
    days on market $89,900 Active 97 DOM
13. 2026-06-01
    days on market $89,900 Active 96 DOM
14. 2026-05-31
    days on market $89,900 Active 95 DOM
15. 2026-04-04
    price $89,900 467-char remark

    Show marketing remark (465 chars)

    Cute bungalow house located in Campbell, Nebraska. Lots of nice updates including the kitchen and bathroom! This property features 2 decent sized bedrooms, a large living/dining area, and a rustic breezeway between the garage and house which could be made into additional living area. This property has an updated roof, water heater, and a full basement which offers additional opportunities! Call to set up a showing today. * Listing agents are related to seller *

16. 2026-04-04
    price $89,900 465-char remark

    Show marketing remark (465 chars)

    Cute bungalow house located in Campbell, Nebraska. Lots of nice updates including the kitchen and bathroom! This property features 2 decent sized bedrooms, a large living/dining area, and a rustic breezeway between the garage and house which could be made into additional living area. This property has an updated roof, water heater, and a full basement which offers additional opportunities! Call to set up a showing today. * Listing agents are related to seller *

17. 2026-02-25
    listed $99,900 Active 467-char remark

    Show marketing remark (465 chars)

    Cute bungalow house located in Campbell, Nebraska. Lots of nice updates including the kitchen and bathroom! This property features 2 decent sized bedrooms, a large living/dining area, and a rustic breezeway between the garage and house which could be made into additional living area. This property has an updated roof, water heater, and a full basement which offers additional opportunities! Call to set up a showing today. * Listing agents are related to seller *

18. 2026-02-25
    listed $99,900 Active 465-char remark

    Show marketing remark (465 chars)

    Cute bungalow house located in Campbell, Nebraska. Lots of nice updates including the kitchen and bathroom! This property features 2 decent sized bedrooms, a large living/dining area, and a rustic breezeway between the garage and house which could be made into additional living area. This property has an updated roof, water heater, and a full basement which offers additional opportunities! Call to set up a showing today. * Listing agents are related to seller *

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $1,427 · $119/mo
• Expected delta: +$981/yr (+$82/mo · 219.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $10,239
• − Mortgage interest: −$4,621
• − Property taxes: −$447
• − Insurance: −$412
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$2,400
• Taxable income: $721
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $1,865/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: Silver Lake Public Schools
• NCES district ID: 3100066
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $44,335
• Composite: 36.38/100
• National rank: #9362
• State rank: #213 of 245 in NE

Livability — Campbell

• Score: 63/100
• State rank: #397
• US rank: #15100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbell, NE
• Population (ZIP): 361

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 2,858 people
• By 2030: 2,771 · -3.0%
• By 2040: 2,549 · -10.8%
• By 2050: 2,316 · -19.0%
• By 2075: 2,169 · -24.1%
• By 2100: 2,103 · -26.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Portuguese 3% Danish 2% Iranian 1%
• Foreign-born: 0% · South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.4%
• 2008→2024 swing: -28.6pp toward R · 2008: -41.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.2 2016: R+66.1 2012: R+47.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.36%
• Current HPI: 242.3931
• 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

-10.0% since first listed

4 events — show timeline

• 2026-04-04 Price Changed $89,900 GMNMLS
• 2026-04-04 Price Changed $89,900 GIBOR
• 2026-02-25 Listed $99,900 GMNMLS
• 2026-02-25 Listed $99,900 GIBOR

Property tax history

+1.4%/yr

Latest (2025): $447 · +8.2% YoY. Source: county tax records.