406 S Webster St · Kimball, NE 69145

$89,500

2 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 17 Days on market

Built 1924 Est $164k · 45% under

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Why this score? — see what drove the B 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.1/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Built 1924
• Listed 16 days

Property features AI

Exterior

• Parking: Detached 1-car garage
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Wood siding; Composition roof
• Exterior features: Chain link fence; 7,000 sq. ft. lot

Interior

• Kitchen: Gas range; Refrigerator
• Interior features: Gas range; Refrigerator; Basement
• Laundry & utility: Laundry on the main level

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 $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#120 in NE, #4,631 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Kimball Public Schools (rural): math 39% / reading 43% proficiency, ranked #205 of 245 in NE (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 12 units permitted in Kimball County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kimball County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $90k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,157 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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: 1.21% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.81%
• DSCR: 1.57
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $163,800
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 S Walnut St	0.35mi	3/1.0 (+1)	1,588 (+2%)	7mo	$167,500	$105	70
209 S Howard St	0.19mi	3/1.0 (+1)	1,550 (-1%)	24mo	$76,500	$49	66
507 S Cedar St	0.27mi	3/3.0 (+1)	1,482 (-5%)	11mo	$105,000	$71	57
405 S Cedar St	0.24mi	3/3.0 (+1)	1,368 (-12%)	8mo	$250,000	$183	48
600 S Webster St	0.13mi	3/3.0 (+1)	1,392 (-11%)	19mo	$165,000	$119	47
206 S Myrtle St	0.41mi	3/2.0 (+1)	1,774 (+14%)	7mo	$145,000	$82	43

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,531
• Equity at exit: $13,345

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $24,126
• Equity at exit: $7,738

Cash invested: $25,060 (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 69145

• Home prices YoY: -34.5%
• Active inventory: 35
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $268

Break-even live

Break-even rent $741

Max offer price $89,500

Occupancy floor 70%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $89,500 Active 17 DOM
2. 2026-06-17
   days on market $89,500 Active 16 DOM
3. 2026-06-16
   days on market $89,500 Active 15 DOM
4. 2026-06-15
   days on market $89,500 Active 14 DOM
5. 2026-06-13
   days on market $89,500 Active 12 DOM
6. 2026-06-12
   days on market $89,500 Active 11 DOM
7. 2026-06-09
   days on market $89,500 Active 8 DOM
8. 2026-06-08
   days on market $89,500 Active 7 DOM
9. 2026-06-07
   days on market $89,500 Active 6 DOM
10. 2026-06-05
    days on market $89,500 Active 4 DOM
11. 2026-06-04
    days on market $89,500 Active 2 DOM
12. 2026-06-02
    listed $89,500 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: $943 · $79/mo
• Projected year-2 tax: $1,548 · $129/mo
• Expected delta: +$606/yr (+$50/mo · 64.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $12,953
• − Mortgage interest: −$5,013
• − Property taxes: −$943
• − Insurance: −$448
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$2,604
• Taxable income: $1,873
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $2,761/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: Kimball Public Schools
• NCES district ID: 3172570
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 43% ▲ 4.00%
• Median HH income: $42,641
• Composite: 37.0/100
• National rank: #9092
• State rank: #205 of 245 in NE

Livability — Kimball

• Score: 74/100
• State rank: #120
• US rank: #4631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kimball, NE
• Population (ZIP): 2,583

Population outlook (Kimball County) Hauer SSP2

• Today (2025): 3,547 people
• By 2030: 3,450 · -2.7%
• By 2040: 3,302 · -6.9%
• By 2050: 3,226 · -9.0%
• By 2075: 3,329 · -6.1%
• By 2100: 3,425 · -3.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 4% Italian 2% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Kimball

• 2024 margin: Solid R (+67.0) · D 15.8% · R 82.8% · Other 1.4%
• 2008→2024 swing: -16.9pp toward R · 2008: -50.1pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+69.0 2016: R+66.6 2012: R+49.9 2008: R+50.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.10%
• Current HPI: 190.3732
• 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

+62.7% since first listed

7 events — show timeline

• 2026-06-01 Listed $89,500 WNBOR
• 2026-04-01 Price Changed $89,500 WNBOR
• 2026-01-13 Price Changed $94,500 WNBOR
• 2025-10-24 Listed $95,000 WNBOR
• 2014-07-02 Sold (Public Records) $40,000 Public Records
• 2014-06-30 Sold (MLS) $40,000 WNBOR
• 2014-05-12 Listed $55,000 WNBOR

Property tax history

-0.7%/yr

Latest (2025): $943 · -5.0% YoY. Source: county tax records.