102 Court St · Gibbon, NE 68840

$79,000

3 bd · 2.0 ba · 1,788 sqft · SingleFamily public records · 22 Days on market

Built 1890

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4 bed/2 bath home with plenty of original charm waiting to be restored. Property being sold AS-IS

Key facts

• Garage
• Built 1890
• Listed 21 days

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Detached 1-car garage
• Home design: Single-family residence; Residential property
• Exterior features: Zoned R

Interior

• Bathrooms: One main-level bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#133 in NE, #4,995 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Gibbon Public Schools (rural): math 49% / reading 39% proficiency, ranked #86 of 111 in NE (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 125 units permitted in Buffalo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Buffalo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.76% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.88%
• DSCR: 2.11
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $228,864
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 May Ave	0.35mi	3/2.0	1,792 (+0%)	6mo	$250,000	$140	78
109 Murnen Ave	0.29mi	3/2.0	1,724 (-4%)	6mo	$219,900	$128	76
710 5th St	0.29mi	3/2.0	2,016 (+13%)	7mo	$253,500	$126	59
913 W Court St	0.49mi	2/1.0 (-1)	1,968 (+10%)	2mo	$177,216	$90	50

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: 18.4%
• Equity multiple: 1.75×
• Total profit: $16,486
• Equity at exit: $11,779

10-year hold

• IRR: 26.8%
• Equity multiple: 3.36×
• Total profit: $52,281
• Equity at exit: $6,830

Cash invested: $22,120 (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 68840

• Home prices YoY: -7.0%
• Active inventory: 13
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$190 /mo · $2,275/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $459

Break-even live

Break-even rent $806

Max offer price $79,000

Occupancy floor 62%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $79,000 Active 22 DOM
2. 2026-06-17
   days on market $79,000 Active 21 DOM
3. 2026-06-16
   pricedays on market $79,000 Active 20 DOM
4. 2026-06-15
   days on market $100,000 Active 19 DOM
5. 2026-06-13
   days on market $100,000 Active 17 DOM
6. 2026-06-12
   days on market $100,000 Active 16 DOM
7. 2026-06-09
   days on market $100,000 Active 13 DOM
8. 2026-06-08
   days on market $100,000 Active 12 DOM
9. 2026-06-07
   days on market $100,000 Active 11 DOM
10. 2026-06-05
    days on market $100,000 Active 9 DOM
11. 2026-06-04
    days on market $100,000 Active 7 DOM
12. 2026-06-02
    days on market $100,000 Active 6 DOM
13. 2026-06-01
    days on market $100,000 Active 5 DOM
14. 2026-05-31
    days on market $100,000 Active 4 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: $2,275 · $190/mo
• Projected year-2 tax: $2,275 · $190/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 17 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: $16,639
• − Mortgage interest: −$4,425
• − Property taxes: −$2,275
• − Insurance: −$395
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$2,298
• Taxable income: $4,584
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $4,404/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: Gibbon Public Schools
• NCES district ID: 3170980
• Math proficiency: 49% ▲ 4.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $51,287
• Composite: 37.98/100
• National rank: #4294
• State rank: #86 of 111 in NE

Livability — Gibbon

• Score: 73/100
• State rank: #133
• US rank: #4995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibbon, NE
• Population (ZIP): 2,626

Population outlook (Buffalo County) Hauer SSP2

• Today (2025): 54,980 people
• By 2030: 58,298 · +6.0%
• By 2040: 64,975 · +18.2%
• By 2050: 72,054 · +31.1%
• By 2075: 90,838 · +65.2%
• By 2100: 106,838 · +94.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 19% Two or more races 4%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 1% Romanian 1% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Buffalo

• 2024 margin: Solid R (+44.9) · D 26.9% · R 71.8% · Other 1.3%
• 2008→2024 swing: -7.5pp toward R · 2008: -37.5pp · 2024: -44.9pp
• All cycles: 2024: R+44.9 2020: R+43.4 2016: R+47.5 2012: R+42.6 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.36%
• Current HPI: 215.8994
• 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

+66.7% since first listed

2 events — show timeline

• 2026-05-27 Listed $100,000 GMNMLS
• 2013-07-29 Sold (Public Records) $60,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,275 · +7.2% YoY. Source: county tax records.