347 N 3rd St · Tecumseh, NE 68450

$150,000

4 bd · 3.0 ba · 2,571 sqft · SingleFamily public records · 13 Days on market

Built 1932 0.25 ac lot $58/sqft · 34% below area Est $169k · 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 +15.9/30.0
• ARV discount +12.5/15.0
• Appreciation +5.8/10.0
• DSCR +4.9/10.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This inviting 3-bedroom home offers the convenience of main floor laundry and a thoughtful layout. The main level features a large living room, formal dining room, and a kitchen with plenty of cabinet space. Just off the kitchen is a utility porch—perfect for a freezer, extra shelving, or storage needs. Also on the main floor are a bedroom, full bath, and laundry area. Beautiful wood floors add warmth and character to the living room, dining room, bedroom, and hallway. Built-in storage throughout the home provides both function and charm. The upper level includes two generously sized bedrooms,

Key facts

• Formal dining room
• Main floor laundry
• Large living room

Tags

• MAIN FLOOR LAUNDRY
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• KITCHEN WITH CABINET SPACE
• UTILITY PORCH
• BUILT-IN STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $71 ($849/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 $132k (11.8% below list).
• Recommended offer: $132k (11.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#108 in NE, #4,391 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Johnson County Central Public Schools (rural): math 47% / reading 48% proficiency, ranked #73 of 111 in NE (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 4 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.6% local appreciation)).
• Johnson County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,327 (11.8% below list)

Questions for the listing agent

1. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (median comp): $168,775
• List price: $150,000
• Delta: -2.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 High St	0.53mi	4/2.0	2,674 (+4%)	5mo	$225,000	$84	60
569 Santee Blvd	0.68mi	3/3.5 (-1)	2,307 (-10%)	11mo	$300,000	$130	35
554 Shawnee Blvd	0.62mi	3/2.0 (-1)	2,210 (-14%)	9mo	$240,000	$109	31

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

Projected returns pro-forma

1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.28×
• Total profit: $11,898
• Equity at exit: $56,104

10-year hold

• IRR: 9.2%
• Equity multiple: 2.19×
• Total profit: $50,076
• Equity at exit: $78,502

Cash invested: $42,000 (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 68450

• Home prices YoY: 0.9%
• Active inventory: 14
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$125 /mo · $1,506/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $71

Break-even live

Break-even rent $1,234

Max offer price $150,000

Occupancy floor 90%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 13 DOM
2. 2026-06-17
   days on market $150,000 Active 12 DOM
3. 2026-06-16
   days on market $150,000 Active 11 DOM
4. 2026-06-15
   days on market $150,000 Active 10 DOM
5. 2026-06-13
   days on market $150,000 Active 8 DOM
6. 2026-06-12
   statusdays on market $150,000 Active 7 DOM
7. 2026-06-09
   days on market $150,000 New 4 DOM
8. 2026-06-08
   days on market $150,000 New 3 DOM
9. 2026-06-07
   days on market $150,000 New 2 DOM
10. 2026-06-07
    pricestatusdays on marketlisting id $150,000 New 1 DOM
11. 2026-05-19
    historical
12. 2025-12-17
    listed $165,000 New
13. 2023-12-29
    soldstatus $125,000
14. 2023-12-14
    historical
15. 2023-10-22
    price $125,000
16. 2023-09-25
    status Back On Market
17. 2023-09-18
    status Pending
18. 2023-09-13
    listed $135,000 New
19. 2006-03-31
    soldstatus $55,000

ⓘ 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: $1,506 · $125/mo
• Projected year-2 tax: $2,595 · $216/mo
• Expected delta: +$1,089/yr (+$91/mo · 72.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,879
• − Mortgage interest: −$8,402
• − Property taxes: −$1,506
• − Insurance: −$750
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$4,364
• Taxable loss: −$1,683
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $1,253/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: Johnson County Central Public Schools
• NCES district ID: 3100176
• Math proficiency: 47% ▲ 3.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $44,058
• Composite: 40.15/100
• National rank: #3795
• State rank: #73 of 111 in NE

Livability — Tecumseh

• Score: 74/100
• State rank: #108
• US rank: #4391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tecumseh, NE
• Population (ZIP): 3,111

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 5,198 people
• By 2030: 5,231 · +0.6%
• By 2040: 5,408 · +4.0%
• By 2050: 5,699 · +9.6%
• By 2075: 6,747 · +29.8%
• By 2100: 7,066 · +35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Two or more races 9% Black 8% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Iranian 2% Romanian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 13% Other Asian/Pacific 2%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+40.5) · D 29.0% · R 69.5% · Other 1.4%
• 2008→2024 swing: -29.7pp toward R · 2008: -10.8pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+39.0 2016: R+38.4 2012: R+21.1 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.62%
• Current HPI: 178.9214
• 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

+200.0% since first listed

9 events — show timeline

• 2026-05-19 Listing Removed — GPRMLS
• 2025-12-17 Listed $165,000 GPRMLS
• 2023-12-29 Sold (Public Records) $125,000 Public Records
• 2023-12-14 Listing Removed — GPRMLS
• 2023-10-22 Price Changed $125,000 GPRMLS
• 2023-09-25 Relisted — GPRMLS
• 2023-09-18 Pending — GPRMLS
• 2023-09-13 Listed $135,000 GPRMLS
• 2006-03-31 Sold (Public Records) $55,000 Public Records

Property tax history

+1.6%/yr

Latest (2023): $1,506 · +13.5% YoY. Source: county tax records.