842 1st St · Chappell, NE 69129

$160,000

2 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 9 Days on market

Built 1905

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Why this score? — see what drove the D 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 +9.9/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks

Beautiful 1300sq ft updated home located in the heart of Chappell, NE. Within walking distance to Chappell& apos; s many amenities, this home features 2 bedrooms and 1 large bath with shower/soaking tub combo. The homes interior remodel was completed in 2021. The kitchen offers a large island, plenty of storage and stainless steel appliances. 9ft ceilings throughout and open concept living make this home ideal for everyday living and entertaining. The outdoor patio provides a large outdoor living area and had a complete remodel in 2025. Roof was completely done with Malarkey Shingles in 2025. Senville Aura/33,000BTU Mini-Split was installed in 2025. Exterior was painted in 2023. A sma

Key facts

• Interior remodel
• Plenty of storage
• Large island

Tags

• UPDATED HOME
• INTERIOR REMODEL
• LARGE ISLAND
• PLENTY OF STORAGE
• STAINLESS STEEL APPLIANCES
• OUTDOOR PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (33.3% below list).
• Recommended offer: $107k (33.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#142 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment C-, amenities F.
• Creek Valley Schools (rural): math 40% / reading 40% proficiency, ranked #208 of 245 in NE (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 3 units permitted in Deuel County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.4% local appreciation)).
• Deuel County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $160k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,668 (33.3% 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. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.67% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 2.20×
• Total profit: $53,586
• Equity at exit: $115,235

10-year hold

• IRR: 16.1%
• Equity multiple: 4.57×
• Total profit: $159,991
• Equity at exit: $222,961

Cash invested: $44,800 (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 69129

• Home prices YoY: 3.9%
• Active inventory: 1
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-99

Break-even live

Break-even rent $1,192

Max offer price $142,532

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $160,000 Active 9 DOM
2. 2026-06-17
   days on market $160,000 Active 8 DOM
3. 2026-06-16
   days on market $160,000 Active 7 DOM
4. 2026-06-15
   days on market $160,000 Active 6 DOM
5. 2026-06-13
   days on market $160,000 Active 4 DOM
6. 2026-06-12
   days on market $160,000 Active 3 DOM
7. 2026-06-09
   remarks 695-char remark
8. 2026-06-09
   listed $160,000 Active 1 DOM

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $2,768 · $231/mo
• Expected delta: +$2,338/yr (+$195/mo · 543.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 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: $12,800
• − Mortgage interest: −$8,962
• − Property taxes: −$430
• − Insurance: −$800
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$4,655
• Taxable loss: −$4,095
• Est. tax savings @ 24.0%: +$983
• After-tax cash flow: $-204/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: Creek Valley Schools
• NCES district ID: 3100140
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $46,745
• Composite: 36.61/100
• National rank: #9261
• State rank: #208 of 245 in NE

Livability — Chappell

• Score: 73/100
• State rank: #142
• US rank: #5169

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chappell, NE
• Population (ZIP): 1,241

Population outlook (Deuel County) Hauer SSP2

• Today (2025): 1,975 people
• By 2030: 2,034 · +3.0%
• By 2040: 2,193 · +11.0%
• By 2050: 2,400 · +21.5%
• By 2075: 3,332 · +68.7%
• By 2100: 4,138 · +109.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Iranian 2% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Deuel

• 2024 margin: Solid R (+68.4) · D 14.9% · R 83.3% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -49.2pp · 2024: -68.4pp
• All cycles: 2024: R+68.4 2020: R+70.6 2016: R+70.5 2012: R+54.1 2008: R+49.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.41%
• Current HPI: 199.1443
• 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

+1393.2% since first listed

4 events — show timeline

• 2026-06-09 Listed $160,000 FSBO.com
• 2021-12-07 Sold (Public Records) $70,000 Public Records
• 2019-03-05 Sold (Public Records) $28,500 Public Records
• 2004-07-20 Sold (Public Records) $10,715 Public Records

Property tax history

-1.0%/yr

Latest (2025): $430 · +4.1% YoY. Source: county tax records.