520 Keene St · Ansley, NE 68814

$126,000

4 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 27 Days on market

Built 1931 0.43 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy the simplicity of small-town living in this inviting Ansley home situated on a large corner lot. With comfortable living space, a nice-sized privacy-fenced yard, and a quiet location, this property offers the perfect opportunity to settle in and make it your own. Recent updates include a new roof, and the covered front deck provides a great spot to relax and enjoy the neighborhood. Ideal for buyers seeking value and potential.

Key facts

• 0.43 acre lot
• Built 1931
• Listed 27 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1931; One story
• Construction: Slab foundation
• Exterior features: Covered porch; Covered deck; Full privacy fencing; Shed(s) on the property; Lot about 0.43 acres (approx. 200 x 94)

Interior

• Bedrooms: Master bedroom on the main floor; All bedrooms on the main floor
• Bathrooms: Two full bathrooms, both on the main floor
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: No fireplaces; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $124k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#232 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, amenities F, commute F.
• Ansley Public Schools (rural): math 45% / reading 45% proficiency, ranked #183 of 245 in NE (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 22 units permitted in Custer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($871 loan paydown + $4k appreciation (3.0% local appreciation)).
• Custer County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $35k; list at $126k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,110 (1.5% below list)

Questions for the listing agent

1. Built in 1931 — 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: 1.15% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.7%
• Equity multiple: 2.06×
• Total profit: $37,477
• Equity at exit: $56,655

10-year hold

• IRR: 20.0%
• Equity multiple: 3.89×
• Total profit: $102,116
• Equity at exit: $87,312

Cash invested: $35,280 (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 68814

• Active inventory: 4
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$661
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $350

Break-even live

Break-even rent $1,006

Max offer price $126,000

Occupancy floor 71%

Sensitivity live

Price	-10% $422	-5% $386	+0% $350	+5% $315	+10% $279
Rent	-10% $236	-5% $293	+0% $350	+5% $408	+10% $465
Rate	-1.0pp $414	-0.5pp $383	base $350	+0.5pp $318	+1.0pp $285

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   status $126,000 Pending 27 DOM
2. 2026-05-19
   status Back On Market
3. 2026-04-10
   status Pending
4. 2026-03-24
   listed $126,000 New
5. 2010-05-26
   soldstatus $35,000

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $2,180 · $182/mo
• Expected delta: +$1,198/yr (+$100/mo · 122.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $17,400
• − Mortgage interest: −$7,058
• − Property taxes: −$981
• − Insurance: −$630
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,665
• Taxable income: $2,282
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $3,658/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: Ansley Public Schools
• NCES district ID: 3103060
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $46,956
• Composite: 40.57/100
• National rank: #7661
• State rank: #183 of 245 in NE

Livability — Ansley

• Score: 70/100
• State rank: #232
• US rank: #8129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ansley, NE
• Population (ZIP): 919

Population outlook (Custer County) Hauer SSP2

• Today (2025): 10,538 people
• By 2030: 10,428 · -1.0%
• By 2040: 10,254 · -2.7%
• By 2050: 10,054 · -4.6%
• By 2075: 10,465 · -0.7%
• By 2100: 9,512 · -9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Native American 5% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Italian 3% Slovak 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Custer

• 2024 margin: Solid R (+72.3) · D 13.3% · R 85.7%
• 2008→2024 swing: -16.6pp toward R · 2008: -55.7pp · 2024: -72.3pp
• All cycles: 2024: R+72.3 2020: R+71.6 2016: R+72.5 2012: R+58.8 2008: R+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+260.0% since first listed

4 events — show timeline

• 2026-05-19 Relisted — GPRMLS
• 2026-04-10 Pending — GPRMLS
• 2026-03-24 Listed $126,000 GPRMLS
• 2010-05-26 Sold (Public Records) $35,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $981 · +53.8% YoY. Source: county tax records.