857 Longbranch St · Humboldt, NE 68376

$85,000

2 bd · 1.0 ba · 1,186 sqft · SingleFamily public records · 23 Days on market

Built 1919 0.44 ac lot

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +6.8/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover this inviting 2+ (3) bedroom, 1-bath home on the edge of Humboldt, NE, with a 2-car detached garage, 1-car carport, RV parking, & a generous . 44 acre. Enjoy the character and functionality of this home with the primary bedroom, bathroom and laundry all on the main floor. This home is just hop and a skip to school activities and community events. Don't miss this incredible opportunity! This home features newer siding, newer windows, and a newer roof, offering peace of mind and added value. The seller has just drastically reduced the price, making this an affordable option for homeowners and investors alike.

Key facts

• 0.44 acre lot
• 2 garage spots
• Built 1919

Property features AI

Exterior

• Parking: Detached carport; Two covered parking spaces (total 2 parking spaces); Two-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Home built in 1919
• Construction: Block foundation
• Exterior features: Front porch; Partial fencing; Lot approximately 0.43 acre (roughly 74.25' x 258.07')

Interior

• Kitchen: Kitchen on the main floor (about 23 x 11)
• Bedrooms: Primary bedroom on the main floor (about 14 x 8); Second bedroom on the 2nd floor (about 23 x 13)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished basement (approx. 500 sq ft); Flex room; Mudroom / drop zone; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#217 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Humboldt Table Rock Steinauer (rural): math 50% / reading 40% proficiency, ranked #188 of 245 in NE (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Htrs Elementary School (math 54% / reading 44%, grade D, #233 of 502 statewide, top 52%, 165 students, 27% FRL); Htrs Middle School (math 44% / reading 34%, grade F, #86 of 128 statewide, top 73%, 62 students, 32% FRL); Htrs High School (math 50% / reading 50%, grade D, #107 of 261 statewide, top 52%, 73 students, 25% FRL).
• Market conditions: 7 active listings in the ZIP; 17 units permitted in Richardson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($588 loan paydown + $3k appreciation (3.5% local appreciation)).
• Richardson County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.28×
• Total profit: $30,459
• Equity at exit: $40,763

10-year hold

• IRR: 22.5%
• Equity multiple: 4.38×
• Total profit: $80,486
• Equity at exit: $64,874

Cash invested: $23,800 (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 68376

• Home prices YoY: 2.0%
• Active inventory: 7
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $280

Break-even live

Break-even rent $656

Max offer price $85,000

Occupancy floor 67%

Sensitivity live

Price	-10% $328	-5% $304	+0% $280	+5% $256	+10% $232
Rent	-10% $201	-5% $240	+0% $280	+5% $320	+10% $360
Rate	-1.0pp $323	-0.5pp $302	base $280	+0.5pp $258	+1.0pp $236

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   remarks 625-char remark
2. 2026-06-21
   pricedays on market $85,000 Active 23 DOM
3. 2026-06-18
   days on market $120,000 Active 21 DOM
4. 2026-06-17
   days on market $120,000 Active 20 DOM
5. 2026-06-16
   days on market $120,000 Active 19 DOM
6. 2026-06-15
   days on market $120,000 Active 18 DOM
7. 2026-06-13
   days on market $120,000 Active 16 DOM
8. 2026-06-12
   remarks 488-char remark
9. 2026-06-12
   days on market $120,000 Active 15 DOM
10. 2026-06-09
    days on market $120,000 Active 12 DOM
11. 2026-06-08
    days on market $120,000 Active 11 DOM
12. 2026-06-07
    days on market $120,000 Active 10 DOM
13. 2026-06-07
    days on market $120,000 Active 9 DOM
14. 2026-06-04
    days on market $120,000 Active 6 DOM
15. 2026-06-02
    statusdays on market $120,000 Active 5 DOM
16. 2026-06-01
    days on market $120,000 New 4 DOM
17. 2026-05-31
    days on market $120,000 New 3 DOM
18. 2026-05-28
    listed $120,000 New
19. 2025-08-16
    historical
20. 2025-08-05
    listed $90,000 New
21. 2024-07-11
    soldstatus $50,000
22. 2024-07-02
    soldstatus $50,000
23. 2024-06-20
    soldstatus $32,500
24. 2024-05-16
    soldstatus $32,500
25. 2021-08-12
    soldstatus $26,000

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $1,470 · $123/mo
• Expected delta: +$1,026/yr (+$86/mo · 231.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,130
• − Mortgage interest: −$4,761
• − Property taxes: −$444
• − Insurance: −$425
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$2,473
• Taxable income: $2,086
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $2,864/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: Humboldt Table Rock Steinauer
• NCES district ID: 3100179
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $41,706
• Composite: 40.09/100
• National rank: #7865
• State rank: #188 of 245 in NE

Livability — Humboldt

• Score: 70/100
• State rank: #217
• US rank: #7779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humboldt, NE
• City population: 1,127
• Population (ZIP): 1,127

Population outlook (Richardson County) Hauer SSP2

• Today (2025): 7,601 people
• By 2030: 7,309 · -3.8%
• By 2040: 6,764 · -11.0%
• By 2050: 6,277 · -17.4%
• By 2075: 5,559 · -26.9%
• By 2100: 4,967 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 3% Lithuanian 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Richardson

• 2024 margin: Solid R (+51.5) · D 23.7% · R 75.1% · Other 1.2%
• 2008→2024 swing: -30.6pp toward R · 2008: -20.9pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+50.2 2016: R+51.4 2012: R+33.3 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.53%
• Current HPI: 181.0103
• 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

+361.5% since first listed

8 events — show timeline

• 2026-05-28 Listed $120,000 GPRMLS
• 2025-08-16 Listing Removed — GPRMLS
• 2025-08-05 Listed $90,000 GPRMLS
• 2024-07-11 Sold (Public Records) $50,000 Public Records
• 2024-07-02 Sold (Public Records) $50,000 Public Records
• 2024-06-20 Sold (Public Records) $32,500 Public Records
• 2024-05-16 Sold (Public Records) $32,500 Public Records
• 2021-08-12 Sold (Public Records) $26,000 Public Records

Property tax history

+47.5%/yr

Latest (2025): $444 · -10.6% YoY. Source: county tax records.