401 Central Ave · Eddyville, NE 68834

$60,000

1 bd · 1.0 ba · 952 sqft · SingleFamily public records · 224 Days on market

Built 1938 0.65 ac lot $63/sqft · 8% below area Est $65k · 8% under ↓ 40% since listing

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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 +30.0/30.0
• ARV discount +11.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this 2 bedroom, 1 bath room home in peaceful Eddyville that sits on . 65 acres! Enjoy the warmth of the wood burning stove and the unique character as you walk in. Newer flooring in both bedrooms. Spacious yard offers plenty of room for gardening, entertaining, or future expansion. A perfect blend of country feel and small town convenience. Ready for your finishing touches! Selling as is.

Key facts

• Spacious yard
• Wood burning stove
• 0.65 acre lot

Tags

• WOOD BURNING STOVE
• SPACIOUS YARD
• SMALL TOWN CONVENIENCE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#478 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Sumner-Eddyville-Miller Schools (rural): math 50% / reading 40% proficiency, ranked #185 of 245 in NE (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 61 units permitted in Dawson County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Dawson County population projected to shrink 8% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.46%
• DSCR: 2.00
• GRM: 5.9

CMA / ARV

• ARV (median comp): $65,000
• List price: $60,000
• Delta: -7.69%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.6%
• Equity multiple: 2.62×
• Total profit: $27,233
• Equity at exit: $26,979

10-year hold

• IRR: 29.1%
• Equity multiple: 5.10×
• Total profit: $68,862
• Equity at exit: $41,577

Cash invested: $16,800 (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 68834

• Active inventory: 1
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $314

Break-even live

Break-even rent $455

Max offer price $60,000

Occupancy floor 58%

Sensitivity live

Price	-10% $348	-5% $331	+0% $314	+5% $297	+10% $280
Rent	-10% $247	-5% $281	+0% $314	+5% $348	+10% $382
Rate	-1.0pp $345	-0.5pp $330	base $314	+0.5pp $299	+1.0pp $283

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-11
   status Pending 401-char remark

   Show marketing remark (401 chars)

   Check out this 2 bedroom, 1 bath room home in peaceful Eddyville that sits on . 65 acres! Enjoy the warmth of the wood burning stove and the unique character as you walk in. Newer flooring in both bedrooms. Spacious yard offers plenty of room for gardening, entertaining, or future expansion. A perfect blend of country feel and small town convenience. Ready for your finishing touches! Selling as is.

2. 2026-05-11
   status Pending 401-char remark

   Show marketing remark (401 chars)

   Check out this 2 bedroom, 1 bath room home in peaceful Eddyville that sits on . 65 acres! Enjoy the warmth of the wood burning stove and the unique character as you walk in. Newer flooring in both bedrooms. Spacious yard offers plenty of room for gardening, entertaining, or future expansion. A perfect blend of country feel and small town convenience. Ready for your finishing touches! Selling as is.

3. 2026-05-05
   price $60,000 401-char remark

   Show marketing remark (401 chars)

   Check out this 2 bedroom, 1 bath room home in peaceful Eddyville that sits on . 65 acres! Enjoy the warmth of the wood burning stove and the unique character as you walk in. Newer flooring in both bedrooms. Spacious yard offers plenty of room for gardening, entertaining, or future expansion. A perfect blend of country feel and small town convenience. Ready for your finishing touches! Selling as is.

4. 2026-05-05
   price $60,000 401-char remark

   Show marketing remark (401 chars)

   Check out this 2 bedroom, 1 bath room home in peaceful Eddyville that sits on . 65 acres! Enjoy the warmth of the wood burning stove and the unique character as you walk in. Newer flooring in both bedrooms. Spacious yard offers plenty of room for gardening, entertaining, or future expansion. A perfect blend of country feel and small town convenience. Ready for your finishing touches! Selling as is.

5. 2026-04-13
   price $75,000 401-char remark

   Show marketing remark (401 chars)

   Check out this 2 bedroom, 1 bath room home in peaceful Eddyville that sits on . 65 acres! Enjoy the warmth of the wood burning stove and the unique character as you walk in. Newer flooring in both bedrooms. Spacious yard offers plenty of room for gardening, entertaining, or future expansion. A perfect blend of country feel and small town convenience. Ready for your finishing touches! Selling as is.

6. 2026-04-13
   price $75,000 401-char remark

   Show marketing remark (401 chars)

   Check out this 2 bedroom, 1 bath room home in peaceful Eddyville that sits on . 65 acres! Enjoy the warmth of the wood burning stove and the unique character as you walk in. Newer flooring in both bedrooms. Spacious yard offers plenty of room for gardening, entertaining, or future expansion. A perfect blend of country feel and small town convenience. Ready for your finishing touches! Selling as is.

7. 2026-03-27
   price $84,000 401-char remark

   Show marketing remark (401 chars)

   Check out this 2 bedroom, 1 bath room home in peaceful Eddyville that sits on . 65 acres! Enjoy the warmth of the wood burning stove and the unique character as you walk in. Newer flooring in both bedrooms. Spacious yard offers plenty of room for gardening, entertaining, or future expansion. A perfect blend of country feel and small town convenience. Ready for your finishing touches! Selling as is.

8. 2026-03-27
   price $84,000 401-char remark

   Show marketing remark (401 chars)

   Check out this 2 bedroom, 1 bath room home in peaceful Eddyville that sits on . 65 acres! Enjoy the warmth of the wood burning stove and the unique character as you walk in. Newer flooring in both bedrooms. Spacious yard offers plenty of room for gardening, entertaining, or future expansion. A perfect blend of country feel and small town convenience. Ready for your finishing touches! Selling as is.

9. 2026-01-08
   price $88,000 401-char remark

   Show marketing remark (401 chars)

   Check out this 2 bedroom, 1 bath room home in peaceful Eddyville that sits on . 65 acres! Enjoy the warmth of the wood burning stove and the unique character as you walk in. Newer flooring in both bedrooms. Spacious yard offers plenty of room for gardening, entertaining, or future expansion. A perfect blend of country feel and small town convenience. Ready for your finishing touches! Selling as is.

10. 2026-01-08
    price $88,000 401-char remark

    Show marketing remark (401 chars)

    Check out this 2 bedroom, 1 bath room home in peaceful Eddyville that sits on . 65 acres! Enjoy the warmth of the wood burning stove and the unique character as you walk in. Newer flooring in both bedrooms. Spacious yard offers plenty of room for gardening, entertaining, or future expansion. A perfect blend of country feel and small town convenience. Ready for your finishing touches! Selling as is.

11. 2025-09-29
    listed $100,000 Active 401-char remark

    Show marketing remark (401 chars)

    Check out this 2 bedroom, 1 bath room home in peaceful Eddyville that sits on . 65 acres! Enjoy the warmth of the wood burning stove and the unique character as you walk in. Newer flooring in both bedrooms. Spacious yard offers plenty of room for gardening, entertaining, or future expansion. A perfect blend of country feel and small town convenience. Ready for your finishing touches! Selling as is.

12. 2025-09-29
    listed $100,000 Active 401-char remark

    Show marketing remark (401 chars)

    Check out this 2 bedroom, 1 bath room home in peaceful Eddyville that sits on . 65 acres! Enjoy the warmth of the wood burning stove and the unique character as you walk in. Newer flooring in both bedrooms. Spacious yard offers plenty of room for gardening, entertaining, or future expansion. A perfect blend of country feel and small town convenience. Ready for your finishing touches! Selling as is.

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$799/yr (+$67/mo · 334.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $10,238
• − Mortgage interest: −$3,361
• − Property taxes: −$239
• − Insurance: −$300
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$1,745
• Taxable income: $2,954
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $3,064/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: Sumner-Eddyville-Miller Schools
• NCES district ID: 3177340
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 40% ▼ -15.00%
• Median HH income: $45,092
• Composite: 40.42/100
• National rank: #7724
• State rank: #185 of 245 in NE

Livability — Eddyville

• Score: 60/100
• State rank: #478
• US rank: #19280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eddyville, NE
• Population (ZIP): 197

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 14% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 5%
• Foreign-born: 10% · Canada
• Languages at home: 86% English-only · Spanish 14%

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: —
• Current HPI: —
• 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

-40.0% since first listed

12 events — show timeline

• 2026-05-11 Pending — LCBR
• 2026-05-11 Pending — GMNMLS
• 2026-05-05 Price Changed $60,000 LCBR
• 2026-05-05 Price Changed $60,000 GMNMLS
• 2026-04-13 Price Changed $75,000 GMNMLS
• 2026-04-13 Price Changed $75,000 LCBR
• 2026-03-27 Price Changed $84,000 GMNMLS
• 2026-03-27 Price Changed $84,000 LCBR
• 2026-01-08 Price Changed $88,000 GMNMLS
• 2026-01-08 Price Changed $88,000 LCBR
• 2025-09-29 Listed $100,000 GMNMLS
• 2025-09-29 Listed $100,000 LCBR

Property tax history

+0.9%/yr

Latest (2025): $239 · +3.4% YoY. Source: county tax records.