116 W D St · David City, NE 68632

$137,000

3 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 192 Days on market

Built 1915 6,970 sqft lot $114/sqft · at area comps Est $188k · 27% under

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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 +14.6/30.0
• Appreciation +6.2/10.0
• Schools +5.1/10.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this 1½-story home featuring 4 bedrooms and 1 bathroom, offering a great opportunity for a starter home or renovation project. The property includes updates such as a 5-year-old roof, newer gas furnace, central air conditioning, and updated windows, providing comfort and efficiency. Inside, you’ll find mostly hardwood flooring, built-in cabinets, and plenty of potential to make this home your own. The kitchen and bathroom are functional but would benefit from modern upgrades—perfect for a buyer looking to add value with personal touches. Situated on a nice lot, the property also includes a one-stall detached garage and a storage shed for additional space. Whether you’re looking for an affordable first home or a project with upside, this property is full of possibilities. Take a look today!

Key facts

• 5 year old roof
• Hardwood flooring
• Updated windows

Tags

• 5 YEAR OLD ROOF
• NEWER GAS FURNACE
• CENTRAL AIR CONDITIONING
• UPDATED WINDOWS
• HARDWOOD FLOORING
• BUILT IN CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $32 ($384/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (20.2% below list).
• Recommended offer: $109k (20.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#84 in NE, #3,473 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• David City Public Schools (town): math 61% / reading 58% proficiency, ranked #21 of 111 in NE (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 active listings in the ZIP; 3 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($947 loan paydown + $3k appreciation (2.4% local appreciation)).
• Butler County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, 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 192 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 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 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,366 (20.2% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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 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?
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: 0.80% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (median comp): $188,343
• List price: $137,000
• Delta: -27.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
290 3rd St	0.38mi	3/2.0	1,332 (+11%)	11mo	$197,500	$148	50
1129 N 4th St	0.57mi	3/1.5	1,050 (-12%)	15mo	$147,000	$140	38

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

Projected returns pro-forma

2.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.37×
• Total profit: $14,333
• Equity at exit: $57,180

10-year hold

• IRR: 9.8%
• Equity multiple: 2.39×
• Total profit: $53,407
• Equity at exit: $84,826

Cash invested: $38,360 (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 68632

• Home prices YoY: 0.7%
• Active inventory: 37
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $32

Break-even live

Break-even rent $1,053

Max offer price $137,000

Occupancy floor 92%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $137,000 Active 192 DOM
2. 2026-06-17
   days on market $137,000 Active 191 DOM
3. 2026-06-16
   days on market $137,000 Active 190 DOM
4. 2026-06-15
   days on market $137,000 Active 189 DOM
5. 2026-06-13
   days on market $137,000 Active 187 DOM
6. 2026-06-12
   days on market $137,000 Active 186 DOM
7. 2026-06-09
   days on market $137,000 Active 183 DOM
8. 2026-06-08
   days on market $137,000 Active 182 DOM
9. 2026-06-07
   days on market $137,000 Active 181 DOM
10. 2026-06-07
    days on market $137,000 Active 180 DOM
11. 2026-06-04
    days on market $137,000 Active 177 DOM
12. 2026-06-02
    days on market $137,000 Active 176 DOM
13. 2026-06-01
    days on market $137,000 Active 175 DOM
14. 2026-05-31
    days on market $137,000 Active 174 DOM
15. 2025-12-08
    listed $137,000 Active 836-char remark

    Show marketing remark (836 chars)

    Welcome to this 1½-story home featuring 4 bedrooms and 1 bathroom, offering a great opportunity for a starter home or renovation project. The property includes updates such as a 5-year-old roof, newer gas furnace, central air conditioning, and updated windows, providing comfort and efficiency. Inside, you’ll find mostly hardwood flooring, built-in cabinets, and plenty of potential to make this home your own. The kitchen and bathroom are functional but would benefit from modern upgrades—perfect for a buyer looking to add value with personal touches. Situated on a nice lot, the property also includes a one-stall detached garage and a storage shed for additional space. Whether you’re looking for an affordable first home or a project with upside, this property is full of possibilities. Take a look today!

16. 2024-09-30
    soldstatus $130,000
17. 2024-09-27
    soldstatus $130,000 Closed 179-char remark

    Show marketing remark (179 chars)

    THIS HOME HAS HAD MANY UPDATES. NEW WINDOWS, NEW FURNACE AND AC, AND NEW ELECTRICAL SERVICE PANEL. THIS HOME HAS BEEN A RENTAL. THIS WOULD MAKE A GREAT INVESTMENT OR STARTER HOME.

18. 2024-08-20
    status Pending 179-char remark

    Show marketing remark (179 chars)

    THIS HOME HAS HAD MANY UPDATES. NEW WINDOWS, NEW FURNACE AND AC, AND NEW ELECTRICAL SERVICE PANEL. THIS HOME HAS BEEN A RENTAL. THIS WOULD MAKE A GREAT INVESTMENT OR STARTER HOME.

19. 2024-07-25
    listed $168,000 Active 179-char remark

    Show marketing remark (179 chars)

    THIS HOME HAS HAD MANY UPDATES. NEW WINDOWS, NEW FURNACE AND AC, AND NEW ELECTRICAL SERVICE PANEL. THIS HOME HAS BEEN A RENTAL. THIS WOULD MAKE A GREAT INVESTMENT OR STARTER HOME.

20. 2009-04-03
    soldstatus $25,000

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $2,370 · $198/mo
• Expected delta: +$1,693/yr (+$141/mo · 250.0%)

ⓘ 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 1/10 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: $13,124
• − Mortgage interest: −$7,674
• − Property taxes: −$677
• − Insurance: −$685
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$3,985
• Taxable loss: −$1,998
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $864/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: David City Public Schools
• NCES district ID: 3100002
• Math proficiency: 61% ▼ -5.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $48,334
• Composite: 50.52/100
• National rank: #1850
• State rank: #21 of 111 in NE

Livability — David City

• Score: 76/100
• State rank: #84
• US rank: #3473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: David City, NE
• Population (ZIP): 3,877

Population outlook (Butler County) Hauer SSP2

• Today (2025): 7,618 people
• By 2030: 7,353 · -3.5%
• By 2040: 6,802 · -10.7%
• By 2050: 6,253 · -17.9%
• By 2075: 5,416 · -28.9%
• By 2100: 4,653 · -38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 7% Portuguese 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.4%
• 2008→2024 swing: -24.0pp toward R · 2008: -35.6pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+59.1 2016: R+60.8 2012: R+44.5 2008: R+35.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.42%
• Current HPI: 329.49
• 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

+448.0% since first listed

6 events — show timeline

• 2025-12-08 Listed $137,000 CBOR
• 2024-09-30 Sold (Public Records) $130,000 Public Records
• 2024-09-27 Sold (MLS) $130,000 CBOR
• 2024-08-20 Pending — CBOR
• 2024-07-25 Listed $168,000 CBOR
• 2009-04-03 Sold (Public Records) $25,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $677 · +27.1% YoY. Source: county tax records.