203 Ewing St · Oxford, NE 68967

$119,000

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 8 Days on market

Built 1980

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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 +16.0/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Appreciation +4.7/10.0
• 1% rule +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Easy living with great space inside and out! This well-kept home offers a small, easily maintained yard, extra parking space out front, and a convenient 2-car attached garage. The main floor features 2 bedrooms, 1 bathroom, a comfortable living room, kitchen, dining area, main floor laundry, and additional storage. The full basement is mostly finished and provides even more usable space with a family room, additional kitchen, bathroom, non-conforming bedroom, and plenty of storage. A practical layout with room to spread out, all in an easy-to-maintain setting!

Key facts

• Extra parking space
• Additional kitchen
• Usable space

Tags

• EASILY MAINTAINED YARD
• EXTRA PARKING SPACE
• CONVENIENT ATTACHED GARAGE
• MOSTLY FINISHED BASEMENT
• USABLE SPACE
• ADDITIONAL KITCHEN

Property features AI

Finance

• Other: Listing broker: Rhynalds Auction & Realty

Exterior

• Parking: Attached 2-car garage
• Home design: Single-family residence
• Exterior features: Residential zoning

Interior

• Bathrooms: One main-level bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $59 ($709/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 $108k (9.3% below list).
• Recommended offer: $108k (9.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#326 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, employment D+.
• Southern Valley Schools (rural): math 65% / reading 50% proficiency, ranked #91 of 245 in NE (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Furnas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $146 of equity ($823 loan paydown + $-677 appreciation (-0.6% local appreciation)).
• Furnas County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $107,906 (9.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.91×
• Total profit: $-2,867
• Equity at exit: $31,206

10-year hold

• IRR: 4.3%
• Equity multiple: 1.43×
• Total profit: $14,490
• Equity at exit: $34,933

Cash invested: $33,320 (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 68967

• Home prices YoY: -0.4%
• Active inventory: 3
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$120 /mo · $1,437/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $59

Break-even live

Break-even rent $1,004

Max offer price $119,000

Occupancy floor 90%

Sensitivity live

Price	-10% $126	-5% $93	+0% $59	+5% $25	+10% $-8
Rent	-10% $-26	-5% $16	+0% $59	+5% $102	+10% $144
Rate	-1.0pp $119	-0.5pp $89	base $59	+0.5pp $28	+1.0pp $-3

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $119,000 Active 8 DOM
2. 2026-06-18
   days on market $119,000 Active 6 DOM
3. 2026-06-17
   days on market $119,000 Active 5 DOM
4. 2026-06-16
   days on market $119,000 Active 4 DOM
5. 2026-06-15
   days on market $119,000 Active 3 DOM
6. 2026-06-12
   remarks 566-char remark
7. 2026-06-12
   listed $119,000 Active 1 DOM

ⓘ 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: $1,437 · $120/mo
• Projected year-2 tax: $2,059 · $172/mo
• Expected delta: +$622/yr (+$52/mo · 43.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $12,949
• − Mortgage interest: −$6,666
• − Property taxes: −$1,437
• − Insurance: −$595
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$3,462
• Taxable loss: −$1,283
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $1,017/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: Southern Valley Schools
• NCES district ID: 3100109
• Math proficiency: 65% ▲ 14.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $40,496
• Composite: 49.84/100
• National rank: #4186
• State rank: #91 of 245 in NE

Livability — Oxford

• Score: 66/100
• State rank: #326
• US rank: #12015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, NE
• City population: 962
• Population (ZIP): 962

Population outlook (Furnas County) Hauer SSP2

• Today (2025): 4,668 people
• By 2030: 4,627 · -0.9%
• By 2040: 4,547 · -2.6%
• By 2050: 4,523 · -3.1%
• By 2075: 5,017 · +7.5%
• By 2100: 5,016 · +7.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 7% Native American 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scottish 4% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 8% German/W. Germanic 2%

Political lean MEDSL · Furnas

• 2024 margin: Solid R (+69.8) · D 14.8% · R 84.7%
• 2008→2024 swing: -19.6pp toward R · 2008: -50.2pp · 2024: -69.8pp
• All cycles: 2024: R+69.8 2020: R+67.8 2016: R+69.6 2012: R+60.7 2008: R+50.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.57%
• Current HPI: 139.1534
• 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

1 event — show timeline

• 2026-06-03 Listed $119,000 GMNMLS

Property tax history

+12.7%/yr

Latest (2025): $1,437 · +21.1% YoY. Source: county tax records.