719 Toluca Ave · Alliance, NE 69301

$88,000

3 bd · 1.0 ba · 814 sqft · SingleFamily public records · 310 Days on market

Built 1920 7,000 sqft lot $108/sqft · 13% below area Est $132k · 33% under

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Why this score? — see what drove the C+ 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 7,000 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($904 rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#34 in NE, #1,869 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities C-, commute F.
• Alliance Public Schools (town): math 28% / reading 38% proficiency, ranked #105 of 111 in NE (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 5 units permitted in Box Butte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Box Butte County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $88k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 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 1920 — 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. 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: 1.03% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (median comp): $131,836
• List price: $88,000
• Delta: -33.25%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-4,634
• Equity at exit: $13,121

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $8,320
• Equity at exit: $7,609

Cash invested: $24,640 (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 69301

• Home prices YoY: -31.5%
• Active inventory: 18
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $904 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $151

Break-even live

Break-even rent $712

Max offer price $88,000

Occupancy floor 78%

Sensitivity live

Price	-10% $201	-5% $176	+0% $151	+5% $126	+10% $102
Rent	-10% $80	-5% $116	+0% $151	+5% $187	+10% $223
Rate	-1.0pp $196	-0.5pp $174	base $151	+0.5pp $129	+1.0pp $105

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-16
   days on market $88,000 Active 310 DOM
2. 2026-06-15
   days on market $88,000 Active 309 DOM
3. 2026-06-13
   days on market $88,000 Active 307 DOM
4. 2026-06-12
   days on market $88,000 Active 306 DOM
5. 2026-06-09
   days on market $88,000 Active 303 DOM
6. 2026-06-08
   days on market $88,000 Active 302 DOM
7. 2026-06-07
   days on market $88,000 Active 301 DOM
8. 2026-06-07
   days on market $88,000 Active 300 DOM
9. 2026-06-04
   days on market $88,000 Active 297 DOM
10. 2026-06-02
    days on market $88,000 Active 296 DOM
11. 2026-06-01
    days on market $88,000 Active 295 DOM
12. 2026-05-31
    days on market $88,000 Active 294 DOM
13. 2026-04-07
    price $88,000
14. 2026-01-23
    price $94,000
15. 2025-12-19
    price $99,000
16. 2025-11-10
    price $110,000
17. 2025-09-08
    status Active
18. 2025-08-21
    status Pending
19. 2025-07-24
    listed $115,000 Active
20. 2025-01-31
    soldstatus $27,500
21. 2022-02-16
    soldstatus $59,500

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $1,522 · $127/mo
• Expected delta: +$748/yr (+$62/mo · 96.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $10,847
• − Mortgage interest: −$4,929
• − Property taxes: −$775
• − Insurance: −$440
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$2,560
• Taxable income: $407
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $1,719/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: Alliance Public Schools
• NCES district ID: 3102910
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $47,392
• Composite: 28.41/100
• National rank: #6762
• State rank: #105 of 111 in NE

Livability — Alliance

• Score: 80/100
• State rank: #34
• US rank: #1869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alliance, NE
• Population (ZIP): 9,525

Population outlook (Box Butte County) Hauer SSP2

• Today (2025): 11,534 people
• By 2030: 11,654 · +1.0%
• By 2040: 11,978 · +3.8%
• By 2050: 12,394 · +7.5%
• By 2075: 13,519 · +17.2%
• By 2100: 13,733 · +19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 7% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 3% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Box Butte

• 2024 margin: Solid R (+56.5) · D 21.1% · R 77.6% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: -21.0pp · 2024: -56.5pp
• All cycles: 2024: R+56.5 2020: R+56.8 2016: R+54.5 2012: R+25.6 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.93%
• Current HPI: 173.5928
• 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

+47.9% since first listed

9 events — show timeline

• 2026-04-07 Price Changed $88,000 WNBOR
• 2026-01-23 Price Changed $94,000 WNBOR
• 2025-12-19 Price Changed $99,000 WNBOR
• 2025-11-10 Price Changed $110,000 WNBOR
• 2025-09-08 Relisted — WNBOR
• 2025-08-21 Pending — WNBOR
• 2025-07-24 Listed $115,000 WNBOR
• 2025-01-31 Sold (Public Records) $27,500 Public Records
• 2022-02-16 Sold (Public Records) $59,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $775 · +4.1% YoY. Source: county tax records.