1100 6th St · Stanton, NE 68779

$174,000

4 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 42 Days on market

Built 1948 $121/sqft · at area comps Est $175k · at est.

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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 +14.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.7/15.0
• DSCR +4.5/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cute 4-bedroom home sits on a corner lot. Home includes all kitchen appliances and washer and dryer. New egress window, shop/garage windows, kitchen and upstairs east window. New water softener and newer water heater. New Kitchen sink, countertop and backsplash in 2020. Come take a look!

Key facts

• Garage
• Built 1948
• Listed 42 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $44 ($524/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 $141k (19.0% below list).
• Recommended offer: $141k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#236 in NE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Stanton Community Schools (rural): math 47% / reading 45% proficiency, ranked #80 of 111 in NE (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 8 units permitted in Stanton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Stanton County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,024 (19.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (median comp): $174,650
• List price: $174,000
• Delta: -0.37%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 6th St	0.00mi	4/1.0	1,490 (+4%)	0mo	$170,000	$114	94
208 Kingwood St	0.19mi	3/2.0 (-1)	1,598 (+11%)	12mo	$235,000	$147	54
1006 Locust St	0.32mi	4/2.0	1,540 (+7%)	20mo	$210,000	$136	52
1304 Ivy St	0.52mi	3/2.0 (-1)	1,365 (-5%)	11mo	$220,000	$161	49
1309 Ivy St	0.56mi	3/2.0 (-1)	1,564 (+9%)	16mo	$100,000	$64	37
506 15th St	0.71mi	3/2.0 (-1)	1,376 (-4%)	17mo	$220,000	$160	36
1309 Gumwood St	0.61mi	3/1.0 (-1)	1,592 (+11%)	23mo	$168,000	$106	30

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 3.00×
• Total profit: $97,486
• Equity at exit: $156,753

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $284,775
• Equity at exit: $338,044

Cash invested: $48,720 (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 68779

• Home prices YoY: 8.0%
• Active inventory: 10
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$85 /mo · $1,025/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $44

Break-even live

Break-even rent $1,355

Max offer price $174,000

Occupancy floor 92%

Sensitivity live

Price	-10% $142	-5% $93	+0% $44	+5% $-6	+10% $-55
Rent	-10% $-68	-5% $-12	+0% $44	+5% $99	+10% $155
Rate	-1.0pp $131	-0.5pp $88	base $44	+0.5pp $-1	+1.0pp $-47

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-08
   status Pending
2. 2026-05-04
   price $174,000
3. 2026-03-26
   listed $184,000 Active
4. 2023-09-29
   soldstatus $145,000 Closed 293-char remark

   Show marketing remark (293 chars)

   This cute 4-bedroom home sits on a corner lot. Home includes all kitchen appliances and washer and dryer. New egress window, shop/garage windows, kitchen and upstairs east window. New water softener and newer water heater. New Kitchen sink, countertop and backsplash in 2020. Come take a look!

5. 2023-09-29
   soldstatus $145,000

   Show marketing remark (293 chars)

   This cute 4-bedroom home sits on a corner lot. Home includes all kitchen appliances and washer and dryer. New egress window, shop/garage windows, kitchen and upstairs east window. New water softener and newer water heater. New Kitchen sink, countertop and backsplash in 2020. Come take a look!

6. 2023-08-11
   status Pending 293-char remark

   Show marketing remark (293 chars)

   This cute 4-bedroom home sits on a corner lot. Home includes all kitchen appliances and washer and dryer. New egress window, shop/garage windows, kitchen and upstairs east window. New water softener and newer water heater. New Kitchen sink, countertop and backsplash in 2020. Come take a look!

7. 2023-08-08
   listed $149,900 Active 293-char remark

   Show marketing remark (293 chars)

   This cute 4-bedroom home sits on a corner lot. Home includes all kitchen appliances and washer and dryer. New egress window, shop/garage windows, kitchen and upstairs east window. New water softener and newer water heater. New Kitchen sink, countertop and backsplash in 2020. Come take a look!

8. 2017-01-06
   soldstatus $72,000
9. 2017-01-06
   soldstatus $72,000
10. 2016-11-14
    listed $69,500
11. 2010-10-14
    soldstatus $55,000

ⓘ 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: $1,025 · $85/mo
• Projected year-2 tax: $3,010 · $251/mo
• Expected delta: +$1,985/yr (+$165/mo · 193.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,923
• − Mortgage interest: −$9,747
• − Property taxes: −$1,025
• − Insurance: −$870
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$5,062
• Taxable loss: −$2,489
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $1,121/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: Stanton Community Schools
• NCES district ID: 3100041
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $48,768
• Composite: 39.37/100
• National rank: #3975
• State rank: #80 of 111 in NE

Livability — Stanton

• Score: 69/100
• State rank: #236
• US rank: #8440

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, NE
• Population (ZIP): 2,416

Population outlook (Stanton County) Hauer SSP2

• Today (2025): 5,408 people
• By 2030: 5,121 · -5.3%
• By 2040: 4,491 · -17.0%
• By 2050: 3,855 · -28.7%
• By 2075: 2,552 · -52.8%
• By 2100: 1,412 · -73.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Iranian 2% Portuguese 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Stanton

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.2%
• 2008→2024 swing: -21.9pp toward R · 2008: -44.8pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.1 2016: R+63.9 2012: R+51.0 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.78%
• Current HPI: 281.95
• 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

+216.4% since first listed

11 events — show timeline

• 2026-05-08 Pending — NNEMLS
• 2026-05-04 Price Changed $174,000 NNEMLS
• 2026-03-26 Listed $184,000 NNEMLS
• 2023-09-29 Sold (Public Records) $145,000 Public Records
• 2023-09-29 Sold (MLS) $145,000 NNEMLS
• 2023-08-11 Pending — NNEMLS
• 2023-08-08 Listed $149,900 NNEMLS
• 2017-01-06 Sold (Public Records) $72,000 Public Records
• 2017-01-06 Sold (MLS) $72,000 NNEMLS
• 2016-11-14 Listed $69,500 NNEMLS
• 2010-10-14 Sold (Public Records) $55,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,025 · -6.9% YoY. Source: county tax records.