18355 W Sundown Rd · Holstein, NE 68950

$100,000

2 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 31 Days on market

Built 1943

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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).

• Cash flow +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +6.2/10.0
• 1% rule +5.7/10.0
• Schools +5.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

ONLINE ONLY REAL ESTATE AUCTION - (LIST PRICE IS SUGGESTED/OPENING BID ONLY, FINAL PRICE WILL BE DETERMINED ON THE AUCTION) 18355 W Sundown Rd - Holstein, NE ONLINE ONLY REAL ESTATE AUCTION PROPERTY SHOWN BY APPT ONLY! Situated on 1 acre on the edge of town, this property offers a great combination of living space, outbuildings, and outdoor functionality. The fenced backyard provides added convenience, while the property includes a 1-car detached garage, large shop building, indoor/outdoor kennel building, and an additional storage garage. The main floor features a living room, dining room, kitchen, main floor laundry/mud room, full bathroom, 2 bedrooms, an office, and a hot tub/sunroom

Key facts

• 1 acre
• Large shop building
• Fenced backyard

Tags

• 1 ACRE
• FENCED BACKYARD
• DETACHED GARAGE
• LARGE SHOP BUILDING
• INDOOR OUTDOOR KENNEL BUILDING
• ADDITIONAL STORAGE GARAGE

Property features AI

Finance

• Other: Listed by Rhynalds Auction & Realty
• Financial info: Annual taxes listed

Exterior

• Parking: Detached 4-car garage
• Home design: Residential property; Auction property
• Exterior features: 1-acre lot; Zoned residential

Interior

• Bathrooms: One main-level bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#466 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Adams Central Public Schools (rural): math 60% / reading 57% proficiency, ranked #17 of 111 in NE (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 2 active listings in the ZIP; 217 units permitted in Adams County in 2024 (132 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.5% local appreciation)).
• At projected returns (2.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, 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 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $37,752
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9685 S Main Ave	0.33mi	2/1.0	1,250 (-14%)	6mo	$32,000	$26	56

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

Projected returns pro-forma

2.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.65×
• Total profit: $18,115
• Equity at exit: $42,113

10-year hold

• IRR: 14.1%
• Equity multiple: 2.99×
• Total profit: $55,717
• Equity at exit: $62,765

Cash invested: $28,000 (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 68950

• Home prices YoY: 2.1%
• Active inventory: 2
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$141 /mo · $1,695/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $137

Break-even live

Break-even rent $895

Max offer price $100,000

Occupancy floor 82%

Sensitivity live

Price	-10% $194	-5% $165	+0% $137	+5% $109	+10% $80
Rent	-10% $53	-5% $95	+0% $137	+5% $179	+10% $221
Rate	-1.0pp $187	-0.5pp $162	base $137	+0.5pp $111	+1.0pp $85

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $100,000 Active 31 DOM
2. 2026-06-18
   days on market $100,000 Active 29 DOM
3. 2026-06-17
   days on market $100,000 Active 28 DOM
4. 2026-06-16
   days on market $100,000 Active 27 DOM
5. 2026-06-15
   days on market $100,000 Active 26 DOM
6. 2026-06-13
   days on market $100,000 Active 24 DOM
7. 2026-06-12
   days on market $100,000 Active 23 DOM
8. 2026-06-09
   days on market $100,000 Active 20 DOM
9. 2026-06-08
   days on market $100,000 Active 19 DOM
10. 2026-06-07
    days on market $100,000 Active 18 DOM
11. 2026-06-07
    days on market $100,000 Active 17 DOM
12. 2026-06-04
    days on market $100,000 Active 14 DOM
13. 2026-06-02
    days on market $100,000 Active 13 DOM
14. 2026-06-01
    days on market $100,000 Active 12 DOM
15. 2026-05-31
    days on market $100,000 Active 11 DOM
16. 2026-04-14
    listed $100,000 Active

ⓘ 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: $1,695 · $141/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$35/yr (+$3/mo · 2.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 17 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: $12,824
• − Mortgage interest: −$5,602
• − Property taxes: −$1,695
• − Insurance: −$500
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,909
• Taxable income: $67
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $1,627/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: Adams Central Public Schools
• NCES district ID: 3102770
• Math proficiency: 60% ▼ -4.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $72,242
• Composite: 51.98/100
• National rank: #1641
• State rank: #17 of 111 in NE

Livability — Holstein

• Score: 60/100
• State rank: #466
• US rank: #18510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 269

Population outlook (Adams County) Hauer SSP2

• Today (2025): 31,965 people
• By 2030: 32,079 · +0.4%
• By 2040: 31,999 · +0.1%
• By 2050: 31,586 · -1.2%
• By 2075: 30,856 · -3.5%
• By 2100: 29,948 · -6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Iranian 4% Romanian 3% Portuguese 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+41.6) · D 28.5% · R 70.2% · Other 1.3%
• 2008→2024 swing: -14.6pp toward R · 2008: -27.0pp · 2024: -41.6pp
• All cycles: 2024: R+41.6 2020: R+40.1 2016: R+45.0 2012: R+34.1 2008: R+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.49%
• Current HPI: 119.6711
• 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

1 event — show timeline

• 2026-04-14 Listed $100,000 GMNMLS

Property tax history

+3.7%/yr

Latest (2025): $1,695 · -4.9% YoY. Source: county tax records.