817 Jefferson St · Gothenburg, NE 69138

$89,900

2 bd · 1.0 ba · 710 sqft · SingleFamily public records · 12 Days on market

Built 1930 5,600 sqft lot $127/sqft · 6% above area Est $85k · 6% over

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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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• ARV discount +4.9/15.0
• Livability +4.2/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this Charming 2-Bedroom Home with Detached Garage This cozy 2-bedroom, 1-bathroom home offers comfort, simplicity, and great value. Perfect for first-time buyers, downsizers, or investors, the home features a functional layout with a bright living space, a practical kitchen, and two comfortably sized bedrooms. Located in a quiet neighborhood. Call for a tour today

Key facts

• 5,600 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 1 garage space
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Crawl space foundation
• Exterior features: 40 x 140 lot; Zoned residential

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bathrooms: One main-level bathroom
• Heating & cooling: Ceiling fan(s); Has cooling
• Interior features: Dishwasher; Electric range; Refrigerator; Ceiling fan(s)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $90k).
• Cap rate 8.4% vs local median 3.3% in Gothenburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#10 in NE, #854 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, commute F.
• Gothenburg Public Schools (town): math 42% / reading 51% proficiency, ranked #74 of 111 in NE (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 61 units permitted in Dawson County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dawson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1930 — 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: 1.10% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $85,000
• List price: $89,900
• Delta: 5.76%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 Jefferson St	0.00mi	2/1.0	710 (0%)	0mo	$85,000	$120	100
1146 H Ave	0.06mi	2/1.0	760 (+7%)	20mo	$42,500	$56	69

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-4,415
• Equity at exit: $13,404

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $9,271
• Equity at exit: $7,773

Cash invested: $25,172 (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 69138

• Home prices YoY: -18.6%
• Active inventory: 44
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $159

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-09
   status Pending 378-char remark
2. 2026-04-27
   listed $89,900 Active 378-char remark
3. 2006-06-19
   soldstatus $27,500
4. 2006-06-09
   soldstatus $27,500
5. 2004-11-24
   soldstatus $43,500
6. 2001-12-07
   soldstatus $39,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 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: $11,855
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$2,615
• Taxable income: $509
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $1,788/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: Gothenburg Public Schools
• NCES district ID: 3171100
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $52,914
• Composite: 40.13/100
• National rank: #3796
• State rank: #74 of 111 in NE

Livability — Gothenburg

• Score: 83/100
• State rank: #10
• US rank: #854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gothenburg, NE
• Population (ZIP): 4,304

Population outlook (Dawson County) Hauer SSP2

• Today (2025): 23,318 people
• By 2030: 22,912 · -1.7%
• By 2040: 22,097 · -5.2%
• By 2050: 21,358 · -8.4%
• By 2075: 19,801 · -15.1%
• By 2100: 17,647 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 2% Other Indo-European 1%

Political lean MEDSL · Dawson

• 2024 margin: Solid R (+49.6) · D 24.7% · R 74.3%
• 2008→2024 swing: -11.3pp toward R · 2008: -38.3pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.8 2016: R+45.0 2012: R+41.8 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.40%
• Current HPI: 203.5948
• 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

+115.2% since first listed

9 events — show timeline

• 2026-06-15 Listed $85,000 LCBR
• 2026-06-12 Sold (MLS) $85,000 GMNMLS
• 2026-06-12 Sold (MLS) $85,000 LCBR
• 2026-05-09 Pending — GMNMLS
• 2026-04-27 Listed $89,900 GMNMLS
• 2006-06-19 Sold (Public Records) $27,500 Public Records
• 2006-06-09 Sold (Public Records) $27,500 Public Records
• 2004-11-24 Sold (Public Records) $43,500 Public Records
• 2001-12-07 Sold (Public Records) $39,500 Public Records