809 8th St · Wisner, NE 68791

$92,000

1 bd · 1.0 ba · 671 sqft · SingleFamily public records · 214 Days on market

Built 1900 8,400 sqft lot Est $117k · 21% under

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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 +17.1/30.0
• ARV discount +15.0/15.0
• Appreciation +7.4/10.0
• DSCR +5.3/10.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Small town charm in this adorable tiny house! Everything is new and updated. This tiny home has it all in a minimal footprint! The main floor features a bedroom, full bathroom, and kitchen complete with all the appliances. Down the spiral staircase into the fully finished basement there is a living room, bedroom 2, and laundry room with washer and dryer included and ready to use. Check this modern tiny home out its the perfect blend of modern and rustic in a quiet small town.

Key facts

• Move-in ready
• Fully remodeled
• Generously sized lot

Tags

• FULLY REMODELED
• GENEROUSLY SIZED LOT
• WALK-OUT BASEMENT
• MOVE-IN READY

Property features AI

Exterior

• Parking: Attached garage with 1 car space
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property; Frame construction
• Construction: Frame construction; Asphalt roof
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal
• Bedrooms: One main-level bedroom
• Bathrooms: One main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Window coverings; Full walk-out basement
• Laundry & utility: Laundry in basement; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $9 ($111/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (13.8% below list).
• Recommended offer: $79k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#81 in NE, #3,422 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Wisner-Pilger Public Schools (rural): math 51% / reading 52% proficiency, ranked #61 of 111 in NE (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wisner-Pilger Elem School (math 57% / reading 57%, grade C+, #136 of 502 statewide, top 31%, 249 students, 53% FRL); Wisner-Pilger High School (math 42% / reading 47%, grade F, #146 of 261 statewide, top 67%, 188 students, 43% FRL) — zoned schools average 48% FRL vs 29% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP; 13 units permitted in Cuming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($636 loan paydown + $4k appreciation (4.8% local appreciation)).
• Cuming County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,277 (13.8% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 14% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.86% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $116,754
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 8th St	0.00mi	2/1.0 (+1)	696 (+4%)	23mo	$121,000	$174	70

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

Projected returns pro-forma

4.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.81×
• Total profit: $20,964
• Equity at exit: $51,249

10-year hold

• IRR: 13.8%
• Equity multiple: 3.46×
• Total profit: $63,283
• Equity at exit: $87,726

Cash invested: $25,760 (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 68791

• Home prices YoY: 1.9%
• Active inventory: 40
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $793 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$38
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $9

Break-even live

Break-even rent $781

Max offer price $92,000

Occupancy floor 94%

Sensitivity live

Price	-10% $61	-5% $35	+0% $9	+5% $-17	+10% $-43
Rent	-10% $-53	-5% $-22	+0% $9	+5% $41	+10% $72
Rate	-1.0pp $56	-0.5pp $33	base $9	+0.5pp $-15	+1.0pp $-39

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $92,000 Active 214 DOM
2. 2026-06-18
   days on market $92,000 Active 211 DOM
3. 2026-06-17
   days on market $92,000 Active 210 DOM
4. 2026-06-16
   days on market $92,000 Active 209 DOM
5. 2026-06-15
   days on market $92,000 Active 208 DOM
6. 2026-06-14
   days on market $92,000 Active 206 DOM
7. 2026-06-13
   days on market $92,000 Active 205 DOM
8. 2026-06-10
   days on market $92,000 Active 203 DOM
9. 2026-06-09
   days on market $92,000 Active 202 DOM
10. 2026-06-08
    days on market $92,000 Active 201 DOM
11. 2026-06-07
    days on market $92,000 Active 200 DOM
12. 2026-06-03
    days on market $92,000 Active 196 DOM
13. 2026-06-02
    days on market $92,000 Active 195 DOM
14. 2026-06-01
    days on market $92,000 Active 194 DOM
15. 2026-05-31
    days on market $92,000 Active 193 DOM
16. 2026-05-31
    days on market $92,000 Active 192 DOM
17. 2026-05-19
    status Active
18. 2026-01-18
    historical
19. 2025-12-03
    price $92,000
20. 2025-10-13
    price $102,000
21. 2025-09-03
    price $112,000
22. 2025-07-21
    listed $117,000 Active
23. 2024-07-30
    soldstatus $121,000 Closed 480-char remark

    Show marketing remark (480 chars)

    Small town charm in this adorable tiny house! Everything is new and updated. This tiny home has it all in a minimal footprint! The main floor features a bedroom, full bathroom, and kitchen complete with all the appliances. Down the spiral staircase into the fully finished basement there is a living room, bedroom 2, and laundry room with washer and dryer included and ready to use. Check this modern tiny home out its the perfect blend of modern and rustic in a quiet small town.

24. 2024-07-30
    soldstatus $121,000

    Show marketing remark (480 chars)

    Small town charm in this adorable tiny house! Everything is new and updated. This tiny home has it all in a minimal footprint! The main floor features a bedroom, full bathroom, and kitchen complete with all the appliances. Down the spiral staircase into the fully finished basement there is a living room, bedroom 2, and laundry room with washer and dryer included and ready to use. Check this modern tiny home out its the perfect blend of modern and rustic in a quiet small town.

25. 2024-07-01
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Small town charm in this adorable tiny house! Everything is new and updated. This tiny home has it all in a minimal footprint! The main floor features a bedroom, full bathroom, and kitchen complete with all the appliances. Down the spiral staircase into the fully finished basement there is a living room, bedroom 2, and laundry room with washer and dryer included and ready to use. Check this modern tiny home out its the perfect blend of modern and rustic in a quiet small town.

26. 2024-05-28
    listed $127,000 Active 480-char remark

    Show marketing remark (480 chars)

    Small town charm in this adorable tiny house! Everything is new and updated. This tiny home has it all in a minimal footprint! The main floor features a bedroom, full bathroom, and kitchen complete with all the appliances. Down the spiral staircase into the fully finished basement there is a living room, bedroom 2, and laundry room with washer and dryer included and ready to use. Check this modern tiny home out its the perfect blend of modern and rustic in a quiet small town.

27. 2018-03-05
    soldstatus $59,000
28. 2015-05-28
    soldstatus $11,000

ⓘ 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: $488 · $41/mo
• Projected year-2 tax: $1,592 · $133/mo
• Expected delta: +$1,104/yr (+$92/mo · 226.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $9,513
• − Mortgage interest: −$5,153
• − Property taxes: −$488
• − Insurance: −$1,126
• − Repairs & maintenance: −$761
• − Management: −$761
• − Depreciation: −$2,676
• Taxable loss: −$1,453
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $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: Wisner-Pilger Public Schools
• NCES district ID: 3100008
• Math proficiency: 51% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $46,046
• Composite: 43.65/100
• National rank: #2963
• State rank: #61 of 111 in NE

Livability — Wisner

• Score: 76/100
• State rank: #81
• US rank: #3422

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: Wisner, NE
• Population (ZIP): 1,998

Population outlook (Cuming County) Hauer SSP2

• Today (2025): 9,300 people
• By 2030: 9,384 · +0.9%
• By 2040: 9,575 · +3.0%
• By 2050: 9,783 · +5.2%
• By 2075: 10,835 · +16.5%
• By 2100: 11,285 · +21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 2% Portuguese 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Cuming

• 2024 margin: Solid R (+60.0) · D 19.5% · R 79.5%
• 2008→2024 swing: -24.4pp toward R · 2008: -35.7pp · 2024: -60.0pp
• All cycles: 2024: R+60.0 2020: R+59.1 2016: R+59.8 2012: R+46.9 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.84%
• Current HPI: 264.8187
• 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

+736.4% since first listed

12 events — show timeline

• 2026-05-19 Relisted — NNEMLS
• 2026-01-18 Delisted — NNEMLS
• 2025-12-03 Price Changed $92,000 NNEMLS
• 2025-10-13 Price Changed $102,000 NNEMLS
• 2025-09-03 Price Changed $112,000 NNEMLS
• 2025-07-21 Listed $117,000 NNEMLS
• 2024-07-30 Sold (Public Records) $121,000 Public Records
• 2024-07-30 Sold (MLS) $121,000 NNEMLS
• 2024-07-01 Pending — NNEMLS
• 2024-05-28 Listed $127,000 NNEMLS
• 2018-03-05 Sold (Public Records) $59,000 Public Records
• 2015-05-28 Sold (Public Records) $11,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $488 · +62.0% YoY. Source: county tax records.