1061 15th St · Henderson, NE 68371

$160,000

3 bd · 2.0 ba · 1,980 sqft · SingleFamily public records · 217 Days on market

Built 1920 8,276 sqft lot $81/sqft · 18% below area Est $255k · 37% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• Appreciation +10.0/10.0
• Schools +5.7/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 1920s one-and-a-half story home features timeless character and plenty of space to grow. Offering three bedrooms and three bathrooms, it includes full egress windows in the basement, an additional upstairs air conditioner for comfort, a one-car attached garage, a detached garage, and a storage shed - all situated on a large lot.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-58 ($-700/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (23.1% below list).
• Recommended offer: $123k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#66 in NE, #2,981 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Heartland Community Schools (rural): math 70% / reading 60% proficiency, ranked #30 of 245 in NE (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Heartland Community Elementary (math 52% / reading 62%, grade C+, #136 of 502 statewide, top 31%, 197 students, 36% FRL); Heartland Community High Sch (math 72% / reading 57%, grade B-, #25 of 261 statewide, top 13%, 156 students, 29% FRL).
• Market conditions: 9 active listings in the ZIP; 29 units permitted in York County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• York County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,114 (23.1% below list)

Questions for the listing agent

1. 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?
2. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (median comp): $254,670
• List price: $160,000
• Delta: -37.17%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 N Main St	0.26mi	2/2.0 (-1)	2,006 (+1%)	1mo	$263,000	$131	80
1321 N Main St	0.30mi	3/2.0	1,837 (-7%)	1mo	$200,000	$109	73
1151 11th St	0.30mi	4/2.5 (+1)	2,128 (+8%)	4mo	$225,000	$106	63
940 17th St	0.22mi	3/2.0	2,188 (+10%)	21mo	$242,000	$111	55
1011 10th St	0.33mi	4/2.0 (+1)	2,160 (+9%)	18mo	$280,000	$130	49
802 Parkview Dr	0.49mi	2/3.0 (-1)	1,824 (-8%)	10mo	$400,000	$219	46
1531 Lampshire Dr	0.24mi	2/3.5 (-1)	1,743 (-12%)	14mo	$307,000	$176	46

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: 23.2%
• Equity multiple: 2.86×
• Total profit: $83,398
• Equity at exit: $144,141

10-year hold

• IRR: 20.6%
• Equity multiple: 6.55×
• Total profit: $248,461
• Equity at exit: $310,845

Cash invested: $44,800 (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 68371

• Active inventory: 9
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$125 /mo · $1,502/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-58

Break-even live

Break-even rent $1,305

Max offer price $149,697

Occupancy floor 100%

Sensitivity live

Price	-10% $32	-5% $-13	+0% $-58	+5% $-104	+10% $-149
Rent	-10% $-156	-5% $-107	+0% $-58	+5% $-10	+10% $39
Rate	-1.0pp $22	-0.5pp $-18	base $-58	+0.5pp $-100	+1.0pp $-142

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-01
   days on market $160,000 Active 217 DOM
2. 2026-05-31
   days on market $160,000 Active 216 DOM
3. 2026-01-12
   price $160,000 344-char remark

   Show marketing remark (344 chars)

   This charming 1920s one-and-a-half story home features timeless character and plenty of space to grow. Offering three bedrooms and three bathrooms, it includes full egress windows in the basement, an additional upstairs air conditioner for comfort, a one-car attached garage, a detached garage, and a storage shed - all situated on a large lot.

4. 2025-10-27
   listed $165,000 Active 344-char remark

   Show marketing remark (344 chars)

   This charming 1920s one-and-a-half story home features timeless character and plenty of space to grow. Offering three bedrooms and three bathrooms, it includes full egress windows in the basement, an additional upstairs air conditioner for comfort, a one-car attached garage, a detached garage, and a storage shed - all situated on a large lot.

5. 2022-01-18
   soldstatus $153,000 Sold 428-char remark

   Show marketing remark (428 chars)

   Nice corner lot with lots of space! Open concept on main floor. This home has a new fully finished basement with 3 egress windows! New furnace & radon system recently installed. Main floor laundry/mudroom leads you from the attached garage into the house. You'll find nice updated baths on each floor! The bonus is the over-sized single detached garage and storage shed. This is a must see home. Priced right and ready.

6. 2022-01-18
   soldstatus $153,000

   Show marketing remark (428 chars)

   Nice corner lot with lots of space! Open concept on main floor. This home has a new fully finished basement with 3 egress windows! New furnace & radon system recently installed. Main floor laundry/mudroom leads you from the attached garage into the house. You'll find nice updated baths on each floor! The bonus is the over-sized single detached garage and storage shed. This is a must see home. Priced right and ready.

7. 2021-12-11
   status Pending 428-char remark

   Show marketing remark (428 chars)

   Nice corner lot with lots of space! Open concept on main floor. This home has a new fully finished basement with 3 egress windows! New furnace & radon system recently installed. Main floor laundry/mudroom leads you from the attached garage into the house. You'll find nice updated baths on each floor! The bonus is the over-sized single detached garage and storage shed. This is a must see home. Priced right and ready.

8. 2021-12-06
   listed $147,500 Active - New 428-char remark

   Show marketing remark (428 chars)

   Nice corner lot with lots of space! Open concept on main floor. This home has a new fully finished basement with 3 egress windows! New furnace & radon system recently installed. Main floor laundry/mudroom leads you from the attached garage into the house. You'll find nice updated baths on each floor! The bonus is the over-sized single detached garage and storage shed. This is a must see home. Priced right and ready.

9. 2019-09-18
   soldstatus $73,000
10. 2016-09-19
    soldstatus $75,100
11. 1999-05-20
    soldstatus $42,000

ⓘ 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: $1,502 · $125/mo
• Projected year-2 tax: $2,768 · $231/mo
• Expected delta: +$1,266/yr (+$105/mo · 84.2%)

ⓘ 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 1/10 Low
• 🌡 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: $14,774
• − Mortgage interest: −$8,962
• − Property taxes: −$1,502
• − Insurance: −$800
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$4,655
• Taxable loss: −$3,510
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $142/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: Heartland Community Schools
• NCES district ID: 3100117
• Math proficiency: 70% ▲ 5.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $57,754
• Composite: 57.38/100
• National rank: #2285
• State rank: #30 of 245 in NE

Livability — Henderson

• Score: 77/100
• State rank: #66
• US rank: #2981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henderson, NE
• Population (ZIP): 1,199

Population outlook (York County) Hauer SSP2

• Today (2025): 13,976 people
• By 2030: 14,103 · +0.9%
• By 2040: 14,490 · +3.7%
• By 2050: 15,059 · +7.7%
• By 2075: 18,276 · +30.8%
• By 2100: 21,449 · +53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7%
• Common ancestry: Iranian 5% Lithuanian 5% Scotch-Irish 2%
• Foreign-born: 2%
• Languages at home: 94% English-only · German/W. Germanic 3% Arabic 2% Other Indo-European 1%

Political lean MEDSL · York

• 2024 margin: Solid R (+51.3) · D 23.6% · R 74.9% · Other 1.5%
• 2008→2024 swing: -2.0pp toward R · 2008: -49.3pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+51.8 2016: R+56.0 2012: R+55.4 2008: R+49.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 96.06%
• Current HPI: 366.36
• 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

+281.0% since first listed

9 events — show timeline

• 2026-01-12 Price Changed $160,000 GIBOR
• 2025-10-27 Listed $165,000 GIBOR
• 2022-01-18 Sold (Public Records) $153,000 Public Records
• 2022-01-18 Sold (MLS) $153,000 GPRMLS
• 2021-12-11 Pending — GPRMLS
• 2021-12-06 Listed $147,500 GPRMLS
• 2019-09-18 Sold (Public Records) $73,000 Public Records
• 2016-09-19 Sold (Public Records) $75,100 Public Records
• 1999-05-20 Sold (Public Records) $42,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,502 · +44.1% YoY. Source: county tax records.