302 Main St · Creighton, NE 68729

$119,230

3 bd · 1.0 ba · 1,628 sqft · SingleFamily public records · 7 Days on market

Built 1900 0.25 ac lot $73/sqft · 23% above area Est $97k · 23% over

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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 +22.8/30.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

This 3 bedroom, 1 bathroom home has seperate living room, dining room and kitchen spaces. You will also find enclosed front and back porches for additional space. The home and oversized 2 car detached garage both have access to the fenced in backyard. Come see this home and its updates.

Key facts

• Enclosed back porch
• Fenced in backyard
• Separate living room

Tags

• SEPARATE LIVING ROOM
• ENCLOSED FRONT PORCH
• ENCLOSED BACK PORCH
• FENCED IN BACKYARD

Property features AI

Exterior

• Parking: 2-car garage; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Asphalt roof
• Exterior features: Patio; Lot approximately 78x140

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Central air
• Interior features: Dishwasher; Electric range; Microwave; Partial basement; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).

Location & tenants

• Location reads 78/100 on livability (#57 in NE, #2,730 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Creighton Community Public Schools (rural): math 55% / reading 50% proficiency, ranked #130 of 245 in NE (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Creighton Elementary School (math 37% / reading 42%, grade F, #346 of 502 statewide, top 74%, 175 students, 28% FRL); Creighton Community High Sch (math 52% / reading 57%, grade C-, #80 of 261 statewide, top 37%, 115 students, 36% FRL).
• Market conditions: 1 active listings in the ZIP; 36 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($824 loan paydown + $4k appreciation (3.0% local appreciation)).
• Knox 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 $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $96k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,230

Questions for the listing agent

1. Built in 1900 — 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 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: 1.00% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (median comp): $96,715
• List price: $119,230
• Delta: 23.28%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 Redick Ave	0.36mi	3/2.0	1,827 (+12%)	11mo	$144,900	$79	49
308 Redick Ave	0.46mi	3/2.0	1,860 (+14%)	8mo	$175,000	$94	44

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: 14.5%
• Equity multiple: 1.82×
• Total profit: $27,542
• Equity at exit: $53,611

10-year hold

• IRR: 16.2%
• Equity multiple: 3.38×
• Total profit: $79,495
• Equity at exit: $82,621

Cash invested: $33,384 (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 68729

• Active inventory: 1
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$625
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $207

Break-even live

Break-even rent $931

Max offer price $119,230

Occupancy floor 78%

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: $29,808
• Closing costs: $3,577
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 287-char remark
2. 2026-05-08
   listed $119,230 Active 287-char remark
3. 2025-07-18
   soldstatus $96,000
4. 2019-06-17
   soldstatus $59,000
5. 2016-06-20
   soldstatus $46,000

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $2,063 · $172/mo
• Expected delta: +$1,332/yr (+$111/mo · 182.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥103°F today · 15 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: $14,329
• − Mortgage interest: −$6,679
• − Property taxes: −$731
• − Insurance: −$596
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,469
• Taxable income: $562
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $2,355/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: Creighton Community Public Schools
• NCES district ID: 3105550
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $46,576
• Composite: 46.46/100
• National rank: #5330
• State rank: #130 of 245 in NE

Livability — Creighton

• Score: 78/100
• State rank: #57
• US rank: #2730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Creighton, NE
• Population (ZIP): 1,701

Population outlook (Knox County) Hauer SSP2

• Today (2025): 8,195 people
• By 2030: 8,013 · -2.2%
• By 2040: 7,717 · -5.8%
• By 2050: 7,531 · -8.1%
• By 2075: 7,685 · -6.2%
• By 2100: 7,620 · -7.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 2%
• Common ancestry: Lithuanian 2% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+63.3) · D 17.7% · R 81.0% · Other 1.3%
• 2008→2024 swing: -27.2pp toward R · 2008: -36.1pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+59.8 2016: R+60.7 2012: R+45.4 2008: R+36.1

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

+159.2% since first listed

5 events — show timeline

• 2026-05-18 Pending — NNEMLS
• 2026-05-08 Listed $119,230 NNEMLS
• 2025-07-18 Sold (Public Records) $96,000 Public Records
• 2019-06-17 Sold (Public Records) $59,000 Public Records
• 2016-06-20 Sold (Public Records) $46,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $731 · -5.8% YoY. Source: county tax records.