300 & 304 S 7th St Unit 1-8 · Tekamah, NE 68061

$1,275,000

18 bd · 16.8 ba · 14,400 sqft · MultiFamily · 137 Days on market

Built 1994 0.96 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +8.9/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Well-maintained 8-unit multi-family property consisting of two four-unit buildings. The property reflects attentive ownership and has been well-cared for over time. The buildings offer a practical unit layout, and one of the four-plex buildings includes basement areas that provide additional usable space. Every unit features an attached two-car garage, and entries offer minimal steps, supporting ease of access. Units are occupied with leases in place, offering an established rental history. The property has a straightforward operating structure and has been a consistent part of the local rental market. AMA.

Key facts

• Local rental market
• Basement areas
• 0.96 acre lot

Tags

• MULTI-FAMILY PROPERTY
• TWO FOUR-UNIT BUILDINGS
• BASEMENT AREAS
• ATTACHED TWO-CAR GARAGE
• ESTABLISHED RENTAL HISTORY
• LOCAL RENTAL MARKET

What this means for you Summary

Snapshot

• This is a 6 × 3-bed/?-bath units multifamily listed at $1.27M.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative. Per door: $-269/mo.
• To cash-flow at today's rent, offer at most $1.04M (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $911k (28.5% below list).
• Recommended offer: $911k (28.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#138 in NE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Tekamah-Herman Community Schools (rural): math 47% / reading 47% proficiency, ranked #72 of 111 in NE (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 15 units permitted in Burt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $109k of equity ($9k loan paydown + $100k appreciation (7.9% local appreciation)).
• Burt County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$175k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($1.12M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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.

Recommended offer $911,100 (28.5% 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 137 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.71% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.16×
• Total profit: $412,987
• Equity at exit: $958,428

10-year hold

• IRR: 15.3%
• Equity multiple: 4.57×
• Total profit: $1,274,560
• Equity at exit: $1,892,800

Cash invested: $357,000 (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 68061

• Home prices YoY: 3.2%
• Active inventory: 25
• Price-to-rent: 70.0×

Monthly cashflow live

• Estimated rent: $9,111 medium
• Mortgage (P&I): −$6,686
• Tax est. 1.5%: −$1,594 /mo · $19,125/yr
• Insurance: −$531
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,913
• Net cashflow: $-1,614

Break-even live

Break-even rent $11,153

Max offer price $1,041,517

Occupancy floor —

Sensitivity live

Price	-10% $-732	-5% $-1,173	+0% $-1,614	+5% $-2,054	+10% $-2,495
Rent	-10% $-2,333	-5% $-1,973	+0% $-1,614	+5% $-1,254	+10% $-894
Rate	-1.0pp $-971	-0.5pp $-1,289	base $-1,614	+0.5pp $-1,944	+1.0pp $-2,280

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	3	—	$9,114
Total (6 units)			$9,111

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: $318,750
• Closing costs: $38,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $1,275,000 Active 137 DOM
2. 2026-06-18
   days on market $1,275,000 Active 135 DOM
3. 2026-06-17
   days on market $1,275,000 Active 134 DOM
4. 2026-06-16
   days on market $1,275,000 Active 133 DOM
5. 2026-06-15
   days on market $1,275,000 Active 132 DOM
6. 2026-06-13
   days on market $1,275,000 Active 130 DOM
7. 2026-06-12
   days on market $1,275,000 Active 129 DOM
8. 2026-06-09
   days on market $1,275,000 Active 126 DOM
9. 2026-06-08
   days on market $1,275,000 Active 125 DOM
10. 2026-06-07
    days on market $1,275,000 Active 124 DOM
11. 2026-06-07
    days on market $1,275,000 Active 123 DOM
12. 2026-06-04
    days on market $1,275,000 Active 120 DOM
13. 2026-06-02
    days on market $1,275,000 Active 119 DOM
14. 2026-06-01
    days on market $1,275,000 Active 118 DOM
15. 2026-05-31
    days on market $1,275,000 Active 117 DOM
16. 2026-02-03
    listed $1,275,000 New 614-char remark

    Show marketing remark (614 chars)

    Well-maintained 8-unit multi-family property consisting of two four-unit buildings. The property reflects attentive ownership and has been well-cared for over time. The buildings offer a practical unit layout, and one of the four-plex buildings includes basement areas that provide additional usable space. Every unit features an attached two-car garage, and entries offer minimal steps, supporting ease of access. Units are occupied with leases in place, offering an established rental history. The property has a straightforward operating structure and has been a consistent part of the local rental market. AMA.

17. 2014-05-25
    historical
18. 2013-05-24
    listed $600,000
19. 2010-10-11
    historical
20. 2010-04-10
    listed $600,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 15 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: $109,332
• − Mortgage interest: −$71,420
• − Property taxes: −$19,125
• − Insurance: −$6,375
• − Repairs & maintenance: −$8,747
• − Management: −$8,747
• − Depreciation: −$37,091
• Taxable loss: −$42,172
• Est. tax savings @ 24.0%: +$10,121
• After-tax cash flow: $-9,241/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: Tekamah-Herman Community Schools
• NCES district ID: 3100071
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $48,922
• Composite: 40.2/100
• National rank: #3784
• State rank: #72 of 111 in NE

Livability — Tekamah

• Score: 73/100
• State rank: #138
• US rank: #5087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tekamah, NE
• Population (ZIP): 2,249

Population outlook (Burt County) Hauer SSP2

• Today (2025): 6,136 people
• By 2030: 5,896 · -3.9%
• By 2040: 5,446 · -11.2%
• By 2050: 5,044 · -17.8%
• By 2075: 4,535 · -26.1%
• By 2100: 3,973 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Burt

• 2024 margin: Solid R (+45.1) · D 26.9% · R 72.0% · Other 1.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -14.6pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+40.6 2016: R+40.6 2012: R+22.0 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.88%
• Current HPI: 257.6227
• 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

+112.5% since first listed

5 events — show timeline

• 2026-02-03 Listed $1,275,000 GPRMLS
• 2014-05-25 Listing Removed — GPRMLS
• 2013-05-24 Listed $600,000 GPRMLS
• 2010-10-11 Listing Removed — GPRMLS
• 2010-04-10 Listed $600,000 GPRMLS