Dakota Plan

Ashland, NE 68003

$292,500F

3 bd · 3.0 ba · 1,612 sqft · Built — · SingleFamily · Active · 390 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,799/mo
• Mortgage (P&I): −$2,211
• Tax + insurance: −$703
• HOA: −$0
• Vac / Maint / Mgmt: −$378
• Net cashflow: $-1,493/mo
• Annual: $-17,914/yr
• Cap rate: 2.04%
• Cash-on-cash: -15.17%
• DSCR: 0.32
• 1% rule: 0.43%
• Cash to close: $118,066

Investor read

• This is a 3-bed/3.0-bath single-family listed at $292k.
• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (29.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (38.5% below list).
• It's been on market 390 days — a 12% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $180k (38.5% below list) — sets the bar for 1% rule.
• In year one you build about $3k of equity ($3k loan paydown + $566 appreciation (0.1% local appreciation)).
• Location reads 84/100 on livability (#8 in NE, #712 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, commute F.
• Ashland-Greenwood Public Schools (town): math 51% / reading 54% proficiency, ranked #50 of 111 in NE (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 152 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 138 units permitted in Saunders County in 2024 (0 in 5+ unit buildings).
• Saunders County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 390 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.
• 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.