926 N Commercial Ave · Superior, NE 68978

$140,000

4 bd · 2.0 ba · 2,185 sqft · SingleFamily public records · 187 Days on market

Built 1900 0.28 ac lot $64/sqft · 11% below area Est $158k · 11% 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).

• Cash flow +19.3/30.0
• ARV discount +12.6/15.0
• Appreciation +8.2/10.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step inside this charming 4-bedroom + office, 2-bathroom home that perfectly blends classic style with modern updates. The main level features a beautifully updated kitchen, formal dining room, cozy living space, and a unique office nook with exposed brick—plus the convenience of main-floor laundry and a ¾ bathroom just off the dining area. Upstairs, you’ll find four comfortable bedrooms and a full bathroom. The unfinished basement offers great storage potential and includes newer plumbing and a water heater. Outside, the property includes two single-stall detached garages—ideal for vehicles, toys, or tools!

Key facts

• Unique office nook
• Formal dining room
• Unfinished basement

Tags

• UPDATED KITCHEN
• FORMAL DINING ROOM
• UNIQUE OFFICE NOOK
• MAIN-FLOOR LAUNDRY
• UNFINISHED BASEMENT
• NEWER PLUMBING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $128k (8.8% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#106 in NE, #4,283 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools D-, amenities F.
• Superior Public Schools (rural): math 40% / reading 43% proficiency, ranked #207 of 245 in NE (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 8 units permitted in Nuckolls County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($968 loan paydown + $9k appreciation (6.3% local appreciation)).
• Nuckolls County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $19k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $140k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% 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 D-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: 0.91% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (median comp): $158,000
• List price: $140,000
• Delta: -11.39%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 N Commercial Ave	0.16mi	4/2.0	2,246 (+3%)	7mo	$144,500	$64	82
729 N Commercial Ave	0.14mi	3/1.5 (-1)	2,259 (+3%)	2mo	$118,500	$52	79
526 N National Ave	0.32mi	3/2.0 (-1)	2,152 (-2%)	4mo	$158,000	$73	74
1450 Montana St	0.48mi	4/3.0	2,303 (+5%)	4mo	$296,750	$129	62
1440 Montana St	0.47mi	4/3.0	2,303 (+5%)	17mo	$355,000	$154	51

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

Projected returns pro-forma

6.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.35×
• Total profit: $52,861
• Equity at exit: $90,955

10-year hold

• IRR: 19.1%
• Equity multiple: 4.75×
• Total profit: $147,100
• Equity at exit: $167,546

Cash invested: $39,200 (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 68978

• Home prices YoY: 4.3%
• Active inventory: 17
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $153

Break-even live

Break-even rent $1,084

Max offer price $140,000

Occupancy floor 83%

Sensitivity live

Price	-10% $232	-5% $192	+0% $153	+5% $113	+10% $73
Rent	-10% $52	-5% $102	+0% $153	+5% $203	+10% $254
Rate	-1.0pp $223	-0.5pp $188	base $153	+0.5pp $116	+1.0pp $79

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $140,000 Active 187 DOM
2. 2026-06-21
   days on market $140,000 Active 186 DOM
3. 2026-06-18
   days on market $140,000 Active 184 DOM
4. 2026-06-17
   price $140,000 Active 183 DOM
5. 2026-06-17
   days on market $145,000 Active 183 DOM
6. 2026-06-16
   days on market $145,000 Active 182 DOM
7. 2026-06-15
   days on market $145,000 Active 181 DOM
8. 2026-06-13
   days on market $145,000 Active 179 DOM
9. 2026-06-12
   days on market $145,000 Active 178 DOM
10. 2026-06-09
    days on market $145,000 Active 175 DOM
11. 2026-06-08
    days on market $145,000 Active 174 DOM
12. 2026-06-07
    days on market $145,000 Active 173 DOM
13. 2026-06-07
    days on market $145,000 Active 172 DOM
14. 2026-06-04
    days on market $145,000 Active 169 DOM
15. 2026-06-02
    days on market $145,000 Active 168 DOM
16. 2026-06-01
    days on market $145,000 Active 167 DOM
17. 2026-05-31
    days on market $145,000 Active 166 DOM
18. 2026-03-25
    price $145,000 640-char remark

    Show marketing remark (640 chars)

    Step inside this charming 4-bedroom + office, 2-bathroom home that perfectly blends classic style with modern updates. The main level features a beautifully updated kitchen, formal dining room, cozy living space, and a unique office nook with exposed brick—plus the convenience of main-floor laundry and a ¾ bathroom just off the dining area. Upstairs, you’ll find four comfortable bedrooms and a full bathroom. The unfinished basement offers great storage potential and includes newer plumbing and a water heater. Outside, the property includes two single-stall detached garages—ideal for vehicles, toys, or tools!

19. 2025-12-16
    listed $159,000 New 640-char remark

    Show marketing remark (640 chars)

    Step inside this charming 4-bedroom + office, 2-bathroom home that perfectly blends classic style with modern updates. The main level features a beautifully updated kitchen, formal dining room, cozy living space, and a unique office nook with exposed brick—plus the convenience of main-floor laundry and a ¾ bathroom just off the dining area. Upstairs, you’ll find four comfortable bedrooms and a full bathroom. The unfinished basement offers great storage potential and includes newer plumbing and a water heater. Outside, the property includes two single-stall detached garages—ideal for vehicles, toys, or tools!

20. 2025-12-16
    historical

    Show marketing remark (640 chars)

    Step inside this charming 4-bedroom + office, 2-bathroom home that perfectly blends classic style with modern updates. The main level features a beautifully updated kitchen, formal dining room, cozy living space, and a unique office nook with exposed brick—plus the convenience of main-floor laundry and a ¾ bathroom just off the dining area. Upstairs, you’ll find four comfortable bedrooms and a full bathroom. The unfinished basement offers great storage potential and includes newer plumbing and a water heater. Outside, the property includes two single-stall detached garages—ideal for vehicles, toys, or tools!

21. 2025-11-11
    status Back On Market
22. 2025-10-15
    status Pending
23. 2025-09-18
    price $159,000
24. 2025-07-31
    price $179,000
25. 2025-07-16
    price $185,000
26. 2025-06-24
    listed $198,000 New
27. 2023-05-25
    soldstatus $53,000
28. 2021-03-01
    soldstatus $56,000

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $2,422 · $202/mo
• Expected delta: +$1,657/yr (+$138/mo · 216.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 16 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: $15,324
• − Mortgage interest: −$7,842
• − Property taxes: −$765
• − Insurance: −$700
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$4,073
• Taxable loss: −$507
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $1,953/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: Superior Public Schools
• NCES district ID: 3100029
• Math proficiency: 40% ▼ -2.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $34,509
• Composite: 36.62/100
• National rank: #9257
• State rank: #207 of 245 in NE

Livability — Superior

• Score: 75/100
• State rank: #106
• US rank: #4283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Superior, NE
• Population (ZIP): 2,382

Population outlook (Nuckolls County) Hauer SSP2

• Today (2025): 3,977 people
• By 2030: 3,854 · -3.1%
• By 2040: 3,601 · -9.5%
• By 2050: 3,341 · -16.0%
• By 2075: 3,101 · -22.0%
• By 2100: 2,582 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Danish 1% Hungarian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Nuckolls

• 2024 margin: Solid R (+63.6) · D 17.7% · R 81.3% · Other 1.0%
• 2008→2024 swing: -25.8pp toward R · 2008: -37.9pp · 2024: -63.6pp
• All cycles: 2024: R+63.6 2020: R+62.8 2016: R+63.2 2012: R+45.9 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.33%
• Current HPI: 154.5161
• 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

+158.9% since first listed

11 events — show timeline

• 2026-03-25 Price Changed $145,000 GPRMLS
• 2025-12-16 Listing Removed — GPRMLS
• 2025-12-16 Listed $159,000 GPRMLS
• 2025-11-11 Relisted — GPRMLS
• 2025-10-15 Pending — GPRMLS
• 2025-09-18 Price Changed $159,000 GPRMLS
• 2025-07-31 Price Changed $179,000 GPRMLS
• 2025-07-16 Price Changed $185,000 GPRMLS
• 2025-06-24 Listed $198,000 GPRMLS
• 2023-05-25 Sold (Public Records) $53,000 Public Records
• 2021-03-01 Sold (Public Records) $56,000 Public Records

Property tax history

-5.3%/yr

Latest (2025): $765 · +4.1% YoY. Source: county tax records.