1105 B St · Fairbury, NE 68352

$130,000

4 bd · 1.0 ba · 1,570 sqft · SingleFamily public records · 6 Days on market

Built 1890 8,982 sqft lot $83/sqft · 15% above area Est $187k · 30% under

---

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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3+ bedroom home, updated kitchen , Dec nice large bak yard to see call Frank at 402.658.5630

Key facts

• Covered deck
• Alley access
• Room for a garden

Tags

• MAINFLOOR LAUNDRY
• ADDITIONAL STORAGE
• COVERED DECK
• ALLEY ACCESS
• YARD SHED
• ROOM FOR A GARDEN

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; One and one-half stories; Not new / not a model
• Construction: Vinyl siding; Composition roof; Block foundation; Built in 1890
• Exterior features: Porch; Covered deck; Shed(s); City lot with public sidewalk and alley; Up to 1/4 acre lot (approx. 0.21 acre, 63.25 x 142 ft)

Interior

• Kitchen: Luxury vinyl plank flooring
• Bedrooms: Master bedroom (2nd floor) with ceiling fan and luxury vinyl plank flooring, approx. 14 x 15; Bedroom 2 (2nd floor) with ceiling fan, walk-in closet and luxury vinyl plank flooring, approx. 9 x 10; Bedroom 3 (main floor) with ceiling fan and luxury vinyl plank flooring, approx. 13 x 10; Bedroom 4 (main floor) with wall-to-wall carpeting, approx. 13 x 10
• Flooring: Luxury vinyl plank; Vinyl; Ceramic tile; Carpet; Plank
• Bathrooms: 2 total bathrooms — 1 full, 1 half; Main floor has a bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Ceiling fans; Sliding doors
• Laundry & utility: Washer and dryer included; Laundry area with ceramic tile floor

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (9.2% below list).
• Recommended offer: $118k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.6% in Fairbury — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#125 in NE, #4,843 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.
• Fairbury Public Schools (town): math 39% / reading 37% proficiency, ranked #101 of 111 in NE (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Elementary School (262 students, 56% FRL); Fairbury Jr-Sr High School (math 42% / reading 42%, grade F, #176 of 261 statewide, top 68%, 377 students, 55% FRL) — zoned schools average 55% FRL vs 39% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 9 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,072 (9.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.91% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (median comp): $186,799
• List price: $130,000
• Delta: -30.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 E St	0.21mi	3/2.0 (-1)	1,684 (+7%)	7mo	$125,000	$74	64
1415 H St	0.50mi	4/2.0	1,632 (+4%)	6mo	$228,000	$140	61
714 8th St	0.51mi	3/2.0 (-1)	1,553 (-1%)	13mo	$118,000	$76	55
912 8th St	0.64mi	3/1.5 (-1)	1,600 (+2%)	8mo	$20,000	$13	53
1119 H St	0.43mi	4/1.5	1,732 (+10%)	11mo	$138,900	$80	51
621 7th St	0.49mi	3/2.0 (-1)	1,452 (-8%)	8mo	$70,000	$48	49
1302 A St	0.16mi	3/1.0 (-1)	1,346 (-14%)	24mo	$135,000	$100	44
1205 F St	0.30mi	3/2.0 (-1)	1,390 (-12%)	20mo	$60,000	$43	41
1811 Mendenhall Ave	0.58mi	3/2.0 (-1)	1,434 (-9%)	12mo	$259,900	$181	40

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-14,032
• Equity at exit: $19,383

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,243
• Equity at exit: $11,240

Cash invested: $36,400 (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 68352

• Home prices YoY: -9.9%
• Active inventory: 37
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $111

Break-even live

Break-even rent $1,040

Max offer price $130,000

Occupancy floor 86%

Sensitivity live

Price	-10% $184	-5% $148	+0% $111	+5% $74	+10% $37
Rent	-10% $18	-5% $64	+0% $111	+5% $158	+10% $204
Rate	-1.0pp $176	-0.5pp $144	base $111	+0.5pp $77	+1.0pp $43

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-03
   status Pending 586-char remark
2. 2026-04-27
   listed $130,000 New 586-char remark
3. 2021-09-10
   soldstatus $50,000
4. 2011-05-20
   soldstatus $29,000 97-char remark

   Show marketing remark (97 chars)

   Nice 3+ bedroom home, updated kitchen , Dec nice large bak yard to see call Frank at 402.658.5630

5. 2011-05-18
   soldstatus $29,000
6. 2010-09-07
   listed $35,900 97-char remark

   Show marketing remark (97 chars)

   Nice 3+ bedroom home, updated kitchen , Dec nice large bak yard to see call Frank at 402.658.5630

7. 2006-03-21
   soldstatus $26,500
8. 2003-11-20
   soldstatus $53,560

ⓘ 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: $1,032 · $86/mo
• Projected year-2 tax: $2,249 · $187/mo
• Expected delta: +$1,217/yr (+$101/mo · 118.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 16 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: $14,169
• − Mortgage interest: −$7,282
• − Property taxes: −$1,032
• − Insurance: −$650
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$3,782
• Taxable loss: −$844
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $1,533/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: Fairbury Public Schools
• NCES district ID: 3170440
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 37% ▲ 4.00%
• Median HH income: $40,800
• Composite: 31.97/100
• National rank: #5842
• State rank: #101 of 111 in NE

Livability — Fairbury

• Score: 74/100
• State rank: #125
• US rank: #4843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairbury, NE
• Population (ZIP): 4,897

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 6,961 people
• By 2030: 6,831 · -1.9%
• By 2040: 6,590 · -5.3%
• By 2050: 6,510 · -6.5%
• By 2075: 6,831 · -1.9%
• By 2100: 7,072 · +1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Iranian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+45.3) · D 26.7% · R 72.0% · Other 1.4%
• 2008→2024 swing: -29.6pp toward R · 2008: -15.8pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+42.9 2016: R+45.4 2012: R+28.4 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.22%
• Current HPI: 229.7519
• 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

+128.2% since first listed

9 events — show timeline

• 2026-06-12 Sold (MLS) $122,250 GPRMLS
• 2026-05-03 Pending — GPRMLS
• 2026-04-27 Listed $130,000 GPRMLS
• 2021-09-10 Sold (Public Records) $50,000 Public Records
• 2011-05-20 Sold (MLS) $29,000 GPRMLS
• 2011-05-18 Sold (Public Records) $29,000 Public Records
• 2010-09-07 Listed $35,900 GPRMLS
• 2006-03-21 Sold (Public Records) $26,500 Public Records
• 2003-11-20 Sold (Public Records) $53,560 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,032 · -8.5% YoY. Source: county tax records.