285 6th St · Max, NE 69037

$80,000

4 bd · 1.0 ba · 2,112 sqft · SingleFamily · 24 Days on market

Built 1910 Poor condition

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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
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Great opportunity for a turn key homestead with immediate income producing equity. This oasis has been our foothold into self sufficiency, we've raised babies to be humble and kind here, shed the stress of city pressure here, and lived a life of privacy and peace here. No zoning restrictions, no HOA, low annual taxes and the ability to live truly free. Collect your rain water, bring your animals, grow what your heart desires and be more in control of what you feed your family. Raise, grow and process your own food here with a supportive local community of like-minded folks. Centrally located to good nearby healthcare, jobs, only 3.5 hours from denver, .5 hours to the new black shirt feeders, nearby amenities within reach but far enough away the quiet settles on you with the peace like the first or last person on earth. The major needs of the house have been updated. You may need to do cosmetic work but you won't worry about HVAC, electrical, well, plumbing or replacing costly appliances like the water heater. Comes with all newer appliances including the main level and basement laundry hookups. Highly motivated and eager to negotiate animals, existing inventory, business and even mentorship for like minded people looking to live self sufficiently to get the chance they need to thrive. Time to take a chance and be free.

Key facts

• Turn key homestead
• Low annual taxes
• Centrally located

Tags

• TURN KEY HOMESTEAD
• NO ZONING RESTRICTIONS
• NO HOA
• LOW ANNUAL TAXES
• COLLECT YOUR RAIN WATER
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#505 in NE) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Dundy County Stratton Public Schools (rural): math 35% / reading 45% proficiency, ranked #218 of 245 in NE (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 5 units permitted in Dundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Dundy County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.61% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.99%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.1%
• Equity multiple: 2.76×
• Total profit: $39,371
• Equity at exit: $35,971

10-year hold

• IRR: 31.4%
• Equity multiple: 5.40×
• Total profit: $98,552
• Equity at exit: $55,436

Cash invested: $22,400 (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 69037

• Active inventory: 1
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $467

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 59%

Sensitivity live

Price	-10% $522	-5% $494	+0% $467	+5% $439	+10% $411
Rent	-10% $365	-5% $416	+0% $467	+5% $518	+10% $568
Rate	-1.0pp $507	-0.5pp $487	base $467	+0.5pp $446	+1.0pp $425

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $80,000 Active 24 DOM
2. 2026-06-17
   days on market $80,000 Active 23 DOM
3. 2026-06-16
   days on market $80,000 Active 22 DOM
4. 2026-06-15
   days on market $80,000 Active 21 DOM
5. 2026-06-13
   days on market $80,000 Active 19 DOM
6. 2026-06-12
   days on market $80,000 Active 18 DOM
7. 2026-06-09
   days on market $80,000 Active 15 DOM
8. 2026-06-08
   days on market $80,000 Active 14 DOM
9. 2026-06-07
   days on market $80,000 Active 13 DOM
10. 2026-06-07
    days on market $80,000 Active 12 DOM
11. 2026-06-04
    days on market $80,000 Active 9 DOM
12. 2026-06-02
    days on market $80,000 Active 8 DOM
13. 2026-06-01
    days on market $80,000 Active 7 DOM
14. 2026-05-31
    days on market $80,000 Active 6 DOM
15. 2026-05-12
    listed $80,000 Active 1341-char remark

    Show marketing remark (1341 chars)

    Great opportunity for a turn key homestead with immediate income producing equity. This oasis has been our foothold into self sufficiency, we've raised babies to be humble and kind here, shed the stress of city pressure here, and lived a life of privacy and peace here. No zoning restrictions, no HOA, low annual taxes and the ability to live truly free. Collect your rain water, bring your animals, grow what your heart desires and be more in control of what you feed your family. Raise, grow and process your own food here with a supportive local community of like-minded folks. Centrally located to good nearby healthcare, jobs, only 3.5 hours from denver, .5 hours to the new black shirt feeders, nearby amenities within reach but far enough away the quiet settles on you with the peace like the first or last person on earth. The major needs of the house have been updated. You may need to do cosmetic work but you won't worry about HVAC, electrical, well, plumbing or replacing costly appliances like the water heater. Comes with all newer appliances including the main level and basement laundry hookups. Highly motivated and eager to negotiate animals, existing inventory, business and even mentorship for like minded people looking to live self sufficiently to get the chance they need to thrive. Time to take a chance and be free.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 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: $15,485
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,327
• Taxable income: $4,599
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $4,495/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to its roof, exterior, flooring, HVAC, and landscaping, significantly impacting its resale and rental value.

Repairs flagged

• Major roof — Significant wear and tear visible.
• Major exterior siding — Peeling and in need of repainting.
• Major flooring — Old and in need of replacement.
• Major interior walls/paint — Visible wear and tear.
• Major HVAC/mechanicals — Old and in need of replacement.
• Major landscaping — Sparse and in need of improvement

Value-add opportunities

• Both roof replacement — Improves both resale and rental value.
• Both exterior siding replacement — Improves both resale and rental value.
• Both flooring replacement — Improves both resale and rental value.
• Both HVAC replacement — Improves both resale and rental value.
• Both landscaping improvement — Improves both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear visible.	Major	$15,000–50,000
exterior siding · Peeling and in need of repainting.	Major	$15,000–50,000
flooring · Old and in need of replacement.	Major	$15,000–50,000
interior walls/paint · Visible wear and tear.	Major	$15,000–50,000
HVAC/mechanicals · Old and in need of replacement.	Major	$15,000–50,000
landscaping · Sparse and in need of improvement	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — Improves both resale and rental value. ↑
• Both exterior siding replacement — Improves both resale and rental value. ↑
• Both flooring replacement — Improves both resale and rental value. ↑
• Both HVAC replacement — Improves both resale and rental value. ↑
• Both landscaping improvement — Improves both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dundy County Stratton Public Schools
• NCES district ID: 3100077
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $39,942
• Composite: 35.94/100
• National rank: #9564
• State rank: #218 of 245 in NE

Livability — Max

• Score: 57/100
• State rank: #505
• US rank: #21935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Max, NE
• Population (ZIP): 43

Population outlook (Dundy County) Hauer SSP2

• Today (2025): 1,608 people
• By 2030: 1,519 · -5.5%
• By 2040: 1,380 · -14.2%
• By 2050: 1,281 · -20.3%
• By 2075: 1,193 · -25.8%
• By 2100: 1,128 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Dundy

• 2024 margin: Solid R (+78.9) · D 10.3% · R 89.2%
• 2008→2024 swing: -23.5pp toward R · 2008: -55.5pp · 2024: -78.9pp
• All cycles: 2024: R+78.9 2020: R+77.6 2016: R+77.3 2012: R+62.7 2008: R+55.5

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

+0.0% since first listed

2 events — show timeline

• 2026-05-14 Listed $80,000 Fizber.com
• 2026-05-12 Listed $80,000 FSBO.com