170 W River Road Lot 14 Rd · Lexington, NE 68850

$32,000

3 bd · 1.0 ba · 980 sqft · Manufactured public records · 14 Days on market

Built 1974

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Whether you're looking for an affordable place to live or an investment opportunity, this home is worth a look. Located on a leased lot, this property offers a functional layout and spacious living areas. Schedule your showing today and see the possibilities for yourself!

Key facts

• Built 1974
• Listed 13 days

Property features AI

Finance

• Other: Listing broker: Go Home Realty; Listing agent: Sandra Cohetero
• Financial info: Annual tax amount approximately $63.86

Exterior

• Home design: Mobile home (residential property type)
• Construction: Lot size approximately 980 (unit not specified)
• Exterior features: Lot in residential zoning

Interior

• Bathrooms: 1 main-level bathroom
• Interior features: One main-level bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $32k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Cap rate 41.9% vs local median 3.7% in Lexington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#112 in NE, #4,483 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• Lexington Public Schools (town): math 31% / reading 31% proficiency, ranked #106 of 111 in NE (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 61 units permitted in Dawson County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $221 of loan paydown is wiped out by about $960 of value loss. Plan a longer hold.
• Dawson County population projected to shrink 8% 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.64% ✓
• Cap rate: 41.94%
• Cash-on-cash: 127.32%
• DSCR: 6.66
• GRM: 1.8

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: 70.1%
• Equity multiple: 4.18×
• Total profit: $28,478
• Equity at exit: $4,771

10-year hold

• IRR: 74.2%
• Equity multiple: 8.69×
• Total profit: $68,935
• Equity at exit: $2,767

Cash invested: $8,960 (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 68850

• Home prices YoY: -29.8%
• Active inventory: 58
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$168
• Tax est. 1.5%: −$40 /mo · $480/yr
• Insurance: −$13
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $524

Break-even live

Break-even rent $820

Max offer price $32,000

Occupancy floor 60%

Sensitivity live

Price	-10% $546	-5% $535	+0% $524	+5% $513	+10% $502
Rent	-10% $407	-5% $465	+0% $524	+5% $583	+10% $641
Rate	-1.0pp $540	-0.5pp $532	base $524	+0.5pp $516	+1.0pp $507

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Cutler Dr Lexington, NE	1.0–3.0	1.0–2.0	1015	$1,650	$1.62	44d	29	1.49mi

Listing history 11 events

1. 2026-06-21
   days on market $32,000 Active 14 DOM
2. 2026-06-19
   days on market $32,000 Active 12 DOM
3. 2026-06-18
   days on market $32,000 Active 11 DOM
4. 2026-06-17
   days on market $32,000 Active 10 DOM
5. 2026-06-16
   days on market $32,000 Active 9 DOM
6. 2026-06-15
   days on market $32,000 Active 8 DOM
7. 2026-06-14
   days on market $32,000 Active 6 DOM
8. 2026-06-12
   days on market $32,000 Active 5 DOM
9. 2026-06-09
   days on market $32,000 Active 2 DOM
10. 2026-06-08
    remarks 272-char remark
11. 2026-06-08
    listed $32,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $17,799
• − Mortgage interest: −$1,792
• − Property taxes: −$480
• − Insurance: −$5,278
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$931
• Taxable income: $6,469
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $4,736/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: Lexington Public Schools
• NCES district ID: 3172810
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $44,799
• Composite: 26.54/100
• National rank: #7195
• State rank: #106 of 111 in NE

Livability — Lexington

• Score: 74/100
• State rank: #112
• US rank: #4483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dawson County · 12,428 people
• City population: 12,428
• Metro: Lexington, NE
• Population (ZIP): 12,428
• Household income: $69,238
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 199.0

Population outlook (Dawson County) Hauer SSP2

• Today (2025): 23,318 people
• By 2030: 22,912 · -1.7%
• By 2040: 22,097 · -5.2%
• By 2050: 21,358 · -8.4%
• By 2075: 19,801 · -15.1%
• By 2100: 17,647 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 23% Two or more races 18% Black 11%
• Hispanic origin (detail): Mexican 29% Cuban 2%
• Common ancestry: Iranian 1%
• Foreign-born: 39% · Canada
• Languages at home: 35% English-only · Spanish 56% Arabic 1%

Political lean MEDSL · Dawson

• 2024 margin: Solid R (+49.6) · D 24.7% · R 74.3%
• 2008→2024 swing: -11.3pp toward R · 2008: -38.3pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.8 2016: R+45.0 2012: R+41.8 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.28%
• Current HPI: 231.9947
• Rent YoY: —
• Metro: Lexington, 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

1 event — show timeline

• 2026-06-08 Listed $32,000 GMNMLS

Property tax history

-2.4%/yr

Latest (2025): $64 · -9.2% YoY. Source: county tax records.