2304 A11 Eastwood · Woodland Park, NE 68701

$85,000

3 bd · 2.0 ba · 1,655 sqft · Manufactured public records · 47 Days on market

Built 1995

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 1,680 sq. ft. manufactured home in Country Village community offers a bright and open floor plan designed for modern comfort. The interior features 3 nice bedrooms and 2 full bathrooms, highlighted by tall ceilings and expansive windows that flood the living spaces with natural light. Recent upgrades include luxury vinyl plank flooring throughout the main living and dining areas, providing a durable and contemporary finish. The kitchen comes fully equipped with an included refrigerator and dishwasher, making this home move-in ready. The primary suite serves as a private retreat with its own attached bath, while the large formal dining area and living room provide the perfect setup for entertaining. Outside, the home has low-maintenance vinyl siding and a substantial attached 2-car garage—ideal for vehicles, extra storage, or a dedicated workshop. Situated within the Woodland Park area, this property combines affordability with a functional layout. Please note that the monthly lot rent covers garbage services, and all prospective buyers must receive park management approval prior to purchase.

Key facts

• Open floor plan
• Private retreat
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• FULLY EQUIPPED KITCHEN
• PRIVATE RETREAT
• LOW MAINTENANCE VINYL SIDING
• SUBSTANTIAL ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#293 in NE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, health & safety D, schools D-.
• Norfolk Public Schools (town): math 44% / reading 46% proficiency, ranked #84 of 111 in NE (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.3%/yr); 230 active listings in the ZIP; 8 units permitted in Stanton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stanton County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $85k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.81% ✓
• Cap rate: 15.94%
• Cash-on-cash: 34.44%
• DSCR: 2.53
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $182,050
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2304 Eastwood Lot 80	0.04mi	4/2.0 (+1)	1,456 (-12%)	21mo	$60,000	$41	56
312 Forest Dr	0.39mi	3/2.0	1,568 (-5%)	22mo	$172,000	$110	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.31% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.27×
• Total profit: $30,206
• Equity at exit: $12,674

10-year hold

• IRR: 37.6%
• Equity multiple: 4.54×
• Total profit: $84,280
• Equity at exit: $7,349

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 68701

• Rents YoY: 3.3%
• Active inventory: 230
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $683

Break-even live

Break-even rent $677

Max offer price $85,000

Occupancy floor 51%

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 5 events

1. 2026-05-31
   days on market $85,000 Active 47 DOM
2. 2026-05-30
   days on market $85,000 Active 46 DOM
3. 2026-05-05
   price $85,000 1130-char remark

   Show marketing remark (1130 chars)

   This spacious 1,680 sq. ft. manufactured home in Country Village community offers a bright and open floor plan designed for modern comfort. The interior features 3 nice bedrooms and 2 full bathrooms, highlighted by tall ceilings and expansive windows that flood the living spaces with natural light. Recent upgrades include luxury vinyl plank flooring throughout the main living and dining areas, providing a durable and contemporary finish. The kitchen comes fully equipped with an included refrigerator and dishwasher, making this home move-in ready. The primary suite serves as a private retreat with its own attached bath, while the large formal dining area and living room provide the perfect setup for entertaining. Outside, the home has low-maintenance vinyl siding and a substantial attached 2-car garage—ideal for vehicles, extra storage, or a dedicated workshop. Situated within the Woodland Park area, this property combines affordability with a functional layout. Please note that the monthly lot rent covers garbage services, and all prospective buyers must receive park management approval prior to purchase.

4. 2026-04-13
   listed $99,000 Active 1130-char remark

   Show marketing remark (1130 chars)

   This spacious 1,680 sq. ft. manufactured home in Country Village community offers a bright and open floor plan designed for modern comfort. The interior features 3 nice bedrooms and 2 full bathrooms, highlighted by tall ceilings and expansive windows that flood the living spaces with natural light. Recent upgrades include luxury vinyl plank flooring throughout the main living and dining areas, providing a durable and contemporary finish. The kitchen comes fully equipped with an included refrigerator and dishwasher, making this home move-in ready. The primary suite serves as a private retreat with its own attached bath, while the large formal dining area and living room provide the perfect setup for entertaining. Outside, the home has low-maintenance vinyl siding and a substantial attached 2-car garage—ideal for vehicles, extra storage, or a dedicated workshop. Situated within the Woodland Park area, this property combines affordability with a functional layout. Please note that the monthly lot rent covers garbage services, and all prospective buyers must receive park management approval prior to purchase.

5. 1998-06-16
   soldstatus $52,000

ⓘ 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: $644 · $54/mo
• Projected year-2 tax: $1,470 · $123/mo
• Expected delta: +$827/yr (+$69/mo · 128.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌡 Heat 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,500
• − Mortgage interest: −$4,761
• − Property taxes: −$644
• − Insurance: −$425
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$2,473
• Taxable income: $7,237
• Est. tax owed @ 24.0%: −$1,737
• After-tax cash flow: $6,460/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: Norfolk Public Schools
• NCES district ID: 3174430
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $46,579
• Composite: 38.31/100
• National rank: #4227
• State rank: #84 of 111 in NE

Livability — Woodland Park

• Score: 67/100
• State rank: #293
• US rank: #10967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodland Park, NE
• County: Madison County · 31,417 people
• City population: 31,417
• Metro: Norfolk, NE
• Population (ZIP): 31,417
• Household income: $62,633
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 861.0

Population outlook (Stanton County) Hauer SSP2

• Today (2025): 5,408 people
• By 2030: 5,121 · -5.3%
• By 2040: 4,491 · -17.0%
• By 2050: 3,855 · -28.7%
• By 2075: 2,552 · -52.8%
• By 2100: 1,412 · -73.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 9% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 11% Cuban 1%
• Common ancestry: Portuguese 2% Romanian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Stanton

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.2%
• 2008→2024 swing: -21.9pp toward R · 2008: -44.8pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.1 2016: R+63.9 2012: R+51.0 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -172.61%
• Current HPI: 260.5574
• Rent YoY: ▲ 3.31%
• Metro: Norfolk, NE
• 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

+63.5% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $85,000 NNEMLS
• 2026-04-13 Listed $99,000 NNEMLS
• 1998-06-16 Sold (Public Records) $52,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $644 · +64.5% YoY. Source: county tax records.