108 Plum St · Plainview, NE 68769

$120,000

4 bd · 2.0 ba · 1,733 sqft · SingleFamily public records · 187 Days on market

Built 1900 Est $111k · 8% over

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +6.2/10.0
• Appreciation +5.5/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• ARV discount +3.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PARCELS 700007576 AND 700007518

Key facts

• Garage
• Built 1900
• Listed 187 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#37 in NE, #2,023 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Plainview Public Schools (rural): math 55% / reading 55% proficiency, ranked #112 of 245 in NE (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 15 units permitted in Pierce County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($830 loan paydown + $1k appreciation (1.0% local appreciation)).
• At projected returns (1.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $45k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $110,912
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 West St	0.12mi	3/3.0 (-1)	1,688 (-3%)	6mo	$150,000	$89	76
306 Elm St	0.22mi	4/2.0	1,776 (+2%)	19mo	$120,000	$68	70
204 Main St	0.23mi	4/2.0	1,644 (-5%)	18mo	$105,000	$64	66
807 Park Ave	0.06mi	3/2.0 (-1)	1,908 (+10%)	17mo	$30,000	$16	61
207 Maple St	0.36mi	3/1.0 (-1)	1,743 (+1%)	18mo	$58,000	$33	58
215 King St	0.42mi	4/1.0	1,991 (+15%)	21mo	$60,000	$30	34

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

Projected returns pro-forma

1.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.54×
• Total profit: $18,177
• Equity at exit: $41,012

10-year hold

• IRR: 14.4%
• Equity multiple: 2.75×
• Total profit: $58,911
• Equity at exit: $54,536

Cash invested: $33,600 (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 68769

• Home prices YoY: 0.6%
• Active inventory: 6
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $249

Break-even live

Break-even rent $1,034

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $317	-5% $283	+0% $249	+5% $215	+10% $181
Rent	-10% $143	-5% $196	+0% $249	+5% $303	+10% $356
Rate	-1.0pp $310	-0.5pp $280	base $249	+0.5pp $218	+1.0pp $187

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-01-29
   status Pending
2. 2026-01-12
   price $120,000
3. 2025-12-30
   price $125,000
4. 2025-10-03
   price $150,000
5. 2025-07-25
   listed $165,000 Active
6. 2021-06-02
   soldstatus $121,000
7. 2021-05-17
   soldstatus $121,000 31-char remark

   Show marketing remark (31 chars)

   PARCELS 700007576 AND 700007518

8. 2021-02-22
   listed $121,000 31-char remark

   Show marketing remark (31 chars)

   PARCELS 700007576 AND 700007518

9. 2000-08-02
   soldstatus $57,600

ⓘ 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: $1,649 · $137/mo
• Projected year-2 tax: $2,076 · $173/mo
• Expected delta: +$427/yr (+$36/mo · 25.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 15 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: $16,193
• − Mortgage interest: −$6,722
• − Property taxes: −$1,649
• − Insurance: −$600
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$3,491
• Taxable income: $1,140
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,718/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: Plainview Public Schools
• NCES district ID: 3175570
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $43,388
• Composite: 48.11/100
• National rank: #4748
• State rank: #112 of 245 in NE

Livability — Plainview

• Score: 79/100
• State rank: #37
• US rank: #2023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainview, NE
• Population (ZIP): 1,685

Population outlook (Pierce County) Hauer SSP2

• Today (2025): 7,246 people
• By 2030: 7,267 · +0.3%
• By 2040: 7,323 · +1.1%
• By 2050: 7,303 · +0.8%
• By 2075: 7,624 · +5.2%
• By 2100: 7,283 · +0.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Portuguese 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Pierce

• 2024 margin: Solid R (+76.3) · D 11.4% · R 87.8%
• 2008→2024 swing: -26.7pp toward R · 2008: -49.7pp · 2024: -76.3pp
• All cycles: 2024: R+76.3 2020: R+74.3 2016: R+74.6 2012: R+60.6 2008: R+49.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.01%
• Current HPI: 159.9202
• 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

+108.3% since first listed

9 events — show timeline

• 2026-01-29 Pending — NNEMLS
• 2026-01-12 Price Changed $120,000 NNEMLS
• 2025-12-30 Price Changed $125,000 NNEMLS
• 2025-10-03 Price Changed $150,000 NNEMLS
• 2025-07-25 Listed $165,000 NNEMLS
• 2021-06-02 Sold (Public Records) $121,000 Public Records
• 2021-05-17 Sold (MLS) $121,000 NNEMLS
• 2021-02-22 Listed $121,000 NNEMLS
• 2000-08-02 Sold (Public Records) $57,600 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,649 · +17.7% YoY. Source: county tax records.