711 N Thomas Ave · Oakland, NE 68045

$150,000

4 bd · 2.0 ba · 2,074 sqft · MultiFamily public records · 6 Days on market

Built 1931 8,712 sqft lot

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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
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

AMA; AATLA; Check out this charming 2 1/2 story home featuring exceptional curb appeal. A welcoming deck sets the tone as you approach the entrance. Inside, you'll find lovely wood floors throughout the spacious living room, with a dining area that flows seamlessly into the kitchen-perfect for both everyday living and entertaining. Upstairs offers three comfortable bedrooms, all with wood flooring, along with a tastefully updated full bathroom. Continue to the attic level to discover a versatile bonus space that can serve as a non-conforming bedroom, home office, or play area. The home also features a newer roof, with the east side replaced in fall 2025 and the west side updated approximate

Key facts

• Wood floors
• Newer roof
• Welcoming deck

Tags

• WELCOMING DECK
• WOOD FLOORS
• SPACIOUS LIVING ROOM
• DINING AREA
• VERSATILE BONUS SPACE
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 75/100 on livability (#98 in NE, #3,931 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Oakland Craig Public Schools (rural): math 55% / reading 55% proficiency, ranked #39 of 111 in NE (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oakland Craig Elementary (math 47% / reading 52%, grade D, #233 of 502 statewide, top 52%, 223 students, 15% FRL); Oakland Craig Junior-Senior High (math 62% / reading 57%, grade C+, #49 of 261 statewide, top 26%, 193 students, 4% FRL) — zoned schools average 9% FRL vs 27% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 15 units permitted in Burt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (7.6% local appreciation)).
• Burt County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1931 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.69%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 3.27×
• Total profit: $95,192
• Equity at exit: $109,956

10-year hold

• IRR: 29.0%
• Equity multiple: 6.92×
• Total profit: $248,430
• Equity at exit: $214,549

Cash invested: $42,000 (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 68045

• Home prices YoY: 2.8%
• Active inventory: 8
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $584

Break-even live

Break-even rent $1,175

Max offer price $150,000

Occupancy floor 64%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,914
Total (2 units)			$1,914

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-24
   status Pending
2. 2026-04-18
   listed $150,000 New

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $2,595 · $216/mo
• Expected delta: +$1,649/yr (+$137/mo · 174.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 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: $22,968
• − Mortgage interest: −$8,402
• − Property taxes: −$946
• − Insurance: −$750
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$4,364
• Taxable income: $4,831
• Est. tax owed @ 24.0%: −$1,159
• After-tax cash flow: $5,850/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: Oakland Craig Public Schools
• NCES district ID: 3174640
• Math proficiency: 55% ▼ -6.00%
• Reading proficiency: 55% ▼ -2.00%
• Median HH income: $50,268
• Composite: 46.97/100
• National rank: #2354
• State rank: #39 of 111 in NE

Livability — Oakland

• Score: 75/100
• State rank: #98
• US rank: #3931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland, NE
• Population (ZIP): 2,191

Population outlook (Burt County) Hauer SSP2

• Today (2025): 6,136 people
• By 2030: 5,896 · -3.9%
• By 2040: 5,446 · -11.2%
• By 2050: 5,044 · -17.8%
• By 2075: 4,535 · -26.1%
• By 2100: 3,973 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4%
• Common ancestry: Slovak 2% Portuguese 2% Lithuanian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Burt

• 2024 margin: Solid R (+45.1) · D 26.9% · R 72.0% · Other 1.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -14.6pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+40.6 2016: R+40.6 2012: R+22.0 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.61%
• Current HPI: 284.0072
• 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

2 events — show timeline

• 2026-04-24 Pending — GPRMLS
• 2026-04-18 Listed $150,000 GPRMLS

Property tax history

-2.3%/yr

Latest (2025): $946 · -2.2% YoY. Source: county tax records.