221 Atkinson Ave · Republican City, NE 68971

$95,000

2 bd · 2.0 ba · 470 sqft · Manufactured public records · 1 Days on market

Built 1967

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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 +16.4/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.4/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Lake life is calling! This manufactured 2 bed 1 bath single family home is located in the heart of Republican City, just minutes from Harlan Lake! Enjoy the convenience and peace of mind of owning your own place right near the water! Want to make the deal even sweeter? This home comes fully furnished and move-in ready, including floaties and tubes perfect for kicking off summer! Some recent updates include flooring, kitchen cabinets, appliances, paint, and more! Plus, 2 room air conditioning units installed by Rutts in 2023. Property also features a carport with covered deck area, additional parking available on your lot, and a shed! Whether you're looking for a lake property to enjoy with

Key facts

• Built 1967

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential single-family home
• Exterior features: Deck; Shed(s)

Interior

• Bedrooms: 1 main-level bathroom
• Interior features: Gas water heater; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $54 ($651/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 $80k (15.3% below list).
• Recommended offer: $80k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#346 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools D-.
• Alma Public Schools (rural): math 55% / reading 45% proficiency, ranked #150 of 245 in NE (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 8 units permitted in Harlan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($657 loan paydown + $6k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $95k implies a 375% gain — meaningful room to come down on a strong offer.

Recommended offer $80,480 (15.3% below list)

Questions for the listing agent

1. Built in 1967 — 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. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.20×
• Total profit: $32,029
• Equity at exit: $60,975

10-year hold

• IRR: 17.4%
• Equity multiple: 4.43×
• Total profit: $91,139
• Equity at exit: $111,673

Cash invested: $26,600 (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 68971

• Home prices YoY: 4.9%
• Active inventory: 5
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $805 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $54

Break-even live

Break-even rent $736

Max offer price $95,000

Occupancy floor 88%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $95,000 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: $525 · $44/mo
• Projected year-2 tax: $1,644 · $137/mo
• Expected delta: +$1,118/yr (+$93/mo · 213.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 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: $9,658
• − Mortgage interest: −$5,321
• − Property taxes: −$525
• − Insurance: −$475
• − Repairs & maintenance: −$773
• − Management: −$773
• − Depreciation: −$2,764
• Taxable loss: −$973
• Est. tax savings @ 24.0%: +$233
• After-tax cash flow: $885/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: Alma Public Schools
• NCES district ID: 3100080
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $44,044
• Composite: 44.26/100
• National rank: #6175
• State rank: #150 of 245 in NE

Livability — Republican City

• Score: 65/100
• State rank: #346
• US rank: #13023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Republican City, NE
• Population (ZIP): 346

Population outlook (Harlan County) Hauer SSP2

• Today (2025): 3,533 people
• By 2030: 3,527 · -0.2%
• By 2040: 3,502 · -0.9%
• By 2050: 3,531 · -0.1%
• By 2075: 3,773 · +6.8%
• By 2100: 3,542 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 5% Lithuanian 3% Portuguese 1%

Political lean MEDSL · Harlan

• 2024 margin: Solid R (+68.0) · D 15.5% · R 83.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -52.5pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+68.9 2016: R+68.5 2012: R+59.2 2008: R+52.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.21%
• Current HPI: 131.9015
• 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

+1627.3% since first listed

4 events — show timeline

• 2026-06-17 Listed $95,000 GMNMLS
• 2024-05-28 Sold (Public Records) $20,000 Public Records
• 1995-07-13 Sold (Public Records) $9,500 Public Records
• 1993-08-30 Sold (Public Records) $5,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $525 · -3.8% YoY. Source: county tax records.