1102 Q St · Franklin, NE 68939

$165,000

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 44 Days on market

Built 1910 $151/sqft · 109% above area Est $132k · 25% over

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Why this score? — see what drove the D- 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 +9.0/30.0
• Appreciation +8.3/10.0
• Schools +6.0/10.0
• Livability +3.8/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

Do you appreciate the charm of small-town living? If you’d like to live17 minutes away from boating, camping, and fishing at Harlan Dam, this property could be your perfect match. Featuring 3 bedrooms, 1.75 baths, priceless original woodwork, formal dining room. There is a handicapped-accessible ramp leading into the home, along with 1 front and 1 side porch. This home boast: A new shed from 2021 A furnace and heat pump installed in 2022 Recently shingled and 25x20 carport in 2025 Additionally, you'll find new windows and doors, along with a generous lot for gardening. Enjoy the pleasure of picking cherries, pears, and apples right from your own yard! The basement has poured concrete

Key facts

• New shed
• 2 garage spots
• Built 1910

Tags

• HANDICAPPED-ACCESSIBLE RAMP
• NEW SHED
• FURNACE AND HEAT PUMP
• RECENTLY SHINGLED CARPORT
• NEW WINDOWS AND DOORS
• GENEROUS LOT FOR GARDENING

Property features AI

Exterior

• Parking: 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction
• Exterior features: Gravel road access; Shed

Interior

• Kitchen: Dishwasher; Electric water heater
• Heating & cooling: Forced air heating; Heat pump
• Interior features: Window coverings; Basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (33.7% below list).
• Recommended offer: $109k (33.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#102 in NE, #4,120 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Franklin Public Schools (rural): math 75% / reading 65% proficiency, ranked #19 of 245 in NE (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Franklin Elementary School (math 77% / reading 67%, grade A-, #27 of 502 statewide, top 7%, 141 students, 45% FRL); Franklin Middle School (71 students, 59% FRL); Franklin High School (math 34% / reading 44%, grade F, #184 of 261 statewide, top 76%, 78 students, 47% FRL).
• Zoned-school proficiency averages 56% at this address vs 70% district-wide (-14 pts) — the specific schools serving this property underperform the Franklin Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 5 active listings in the ZIP; 7 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.6% local appreciation)).
• Franklin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,426 (33.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 12.6

CMA / ARV

• ARV (median comp): $132,125
• List price: $165,000
• Delta: 24.88%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1614 O Street St	0.46mi	3/1.0	1,144 (+5%)	3mo	$155,000	$135	64
1610 M St	0.51mi	3/1.0	1,161 (+6%)	22mo	$115,000	$99	44

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

Projected returns pro-forma

6.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.98×
• Total profit: $45,116
• Equity at exit: $109,833

10-year hold

• IRR: 14.3%
• Equity multiple: 3.98×
• Total profit: $137,658
• Equity at exit: $204,674

Cash invested: $46,200 (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 68939

• Home prices YoY: 3.2%
• Active inventory: 5
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-129

Break-even live

Break-even rent $1,257

Max offer price $142,283

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-82	+0% $-129	+5% $-175	+10% $-222
Rent	-10% $-215	-5% $-172	+0% $-129	+5% $-85	+10% $-42
Rate	-1.0pp $-46	-0.5pp $-87	base $-129	+0.5pp $-171	+1.0pp $-215

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $165,000 Active 44 DOM
2. 2026-06-21
   days on market $165,000 Active 43 DOM
3. 2026-06-18
   days on market $165,000 Active 41 DOM
4. 2026-06-17
   days on market $165,000 Active 40 DOM
5. 2026-06-16
   days on market $165,000 Active 39 DOM
6. 2026-06-15
   days on market $165,000 Active 38 DOM
7. 2026-06-13
   days on market $165,000 Active 36 DOM
8. 2026-06-12
   days on market $165,000 Active 35 DOM
9. 2026-06-09
   days on market $165,000 Active 32 DOM
10. 2026-06-08
    days on market $165,000 Active 31 DOM
11. 2026-06-07
    days on market $165,000 Active 30 DOM
12. 2026-06-05
    days on market $165,000 Active 28 DOM
13. 2026-06-04
    days on market $165,000 Active 26 DOM
14. 2026-06-02
    days on market $165,000 Active 25 DOM
15. 2026-06-01
    days on market $165,000 Active 24 DOM
16. 2026-05-31
    days on market $165,000 Active 23 DOM
17. 2026-05-06
    listed $165,000 Active 746-char remark

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $2,854 · $238/mo
• Expected delta: +$2,146/yr (+$179/mo · 303.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 16 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: $13,131
• − Mortgage interest: −$9,243
• − Property taxes: −$708
• − Insurance: −$825
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$4,800
• Taxable loss: −$4,546
• Est. tax savings @ 24.0%: +$1,091
• After-tax cash flow: $-452/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: Franklin Public Schools
• NCES district ID: 3100065
• Math proficiency: 75% ▲ 10.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $40,291
• Composite: 59.66/100
• National rank: #1848
• State rank: #19 of 245 in NE

Livability — Franklin

• Score: 75/100
• State rank: #102
• US rank: #4120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, NE
• Population (ZIP): 1,094

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 2,858 people
• By 2030: 2,771 · -3.0%
• By 2040: 2,549 · -10.8%
• By 2050: 2,316 · -19.0%
• By 2075: 2,169 · -24.1%
• By 2100: 2,103 · -26.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 4% Native American 1%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 0%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.4%
• 2008→2024 swing: -28.6pp toward R · 2008: -41.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.2 2016: R+66.1 2012: R+47.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.58%
• Current HPI: 215.0661
• 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

1 event — show timeline

• 2026-05-06 Listed $165,000 GMNMLS

Property tax history

+3.0%/yr

Latest (2025): $708 · +6.6% YoY. Source: county tax records.