424 Sherman Ave · Nehawka, NE 68413

$169,000

3 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 15 Days on market

Built 1876 6,000 sqft lot $167/sqft · 51% above area Est $169k · at est. ↓ 21% since listing

---

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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Appreciation +4.9/10.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Listing remarks

Completely renovated top to bottom! Move-in ready home offers efficiency / modern style. Major updates include a brand-new roof, spray foam & batt insulation, Drywall, all new wiring w/ NEW electrical service panel. New plumbing & Lines. Inviting interior featuring Brand NEW kitchen, cabinetry. STAINLESS FRIGE/STOVE!. ALL NEW bath-new tub/shower surround/toilet & Vanity. Enjoy the convenience of a new continuous hot water system—so everyone gets a hot bath! Additional improvements include new windows, exterior doors, brand-new carpet, and durable vinyl tile flooring throughout. All fixtures, ceiling fans, and smoke detectors are NEW! Home is wrapped in low-maintenanc

Key facts

• New kitchen
• New plumbing
• New carpet

Tags

• NEW ROOF
• NEW KITCHEN
• NEW PLUMBING
• NEW WINDOWS
• NEW CARPET
• NEW FRONT AND SIDE DECKS

Property features AI

Exterior

• Parking: Detached garage (1 space); One covered parking space
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; Two stories; Not new / previously occupied
• Construction: Vinyl siding; Composition roof; Stone foundation; Originally built in 1876
• Exterior features: Porch; Deck; Corner, level lot (about 0.27 acre)

Interior

• Kitchen: Vinyl flooring; Dining area; Pantry; Exterior door to porch/deck; Oven
• Bedrooms: Primary bedroom on 2nd floor with vaulted/cathedral ceiling and walk-in closet; Additional bedrooms on 2nd floor with vaulted/cathedral ceilings
• Flooring: Vinyl flooring; Carpet
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric heating (zoned); Zoned cooling
• Interior features: Balcony/deck access from living area; No fireplaces
• Laundry & utility: Laundry area with wall-to-wall carpeting

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (19.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (29.2% below list).
• Recommended offer: $120k (29.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#344 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Conestoga Public Schools (rural): math 52% / reading 58% proficiency, ranked #26 of 111 in NE (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Conestoga Elementary School (math 60% / reading 59%, grade B-, #111 of 502 statewide, top 26%, 393 students, 28% FRL); Conestoga Jr/Sr High School (math 42% / reading 57%, grade D, #107 of 261 statewide, top 52%, 316 students, 23% FRL).
• Market conditions: 3 active listings in the ZIP; 86 units permitted in Cass County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $681 of equity ($1k loan paydown + $-487 appreciation (-0.3% local appreciation)).
• Cass County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,572 (29.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1876 — 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 D-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: 0.71% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $168,972
• List price: $169,000
• Delta: 15.40%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Washington St	0.07mi	4/1.0 (+1)	1,150 (+14%)	2mo	$169,000	$147	67
505 Lincoln St	0.09mi	3/1.5	1,092 (+8%)	21mo	$145,000	$133	63

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

Projected returns pro-forma

-0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.55×
• Total profit: $-21,422
• Equity at exit: $46,653

10-year hold

• IRR: -3.6%
• Equity multiple: 0.64×
• Total profit: $-17,259
• Equity at exit: $54,183

Cash invested: $47,320 (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 68413

• Home prices YoY: -0.1%
• Active inventory: 3
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-223

Break-even live

Break-even rent $1,478

Max offer price $136,688

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-165	+0% $-223	+5% $-282	+10% $-340
Rent	-10% $-318	-5% $-271	+0% $-223	+5% $-176	+10% $-129
Rate	-1.0pp $-138	-0.5pp $-180	base $-223	+0.5pp $-267	+1.0pp $-312

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $169,000 Active 15 DOM
2. 2026-06-17
   days on market $169,000 Active 14 DOM
3. 2026-06-16
   days on market $169,000 Active 13 DOM
4. 2026-06-15
   days on market $169,000 Active 12 DOM
5. 2026-06-13
   days on market $169,000 Active 10 DOM
6. 2026-06-13
   days on market $169,000 Active 9 DOM
7. 2026-06-10
   pricedays on market $169,000 Active 7 DOM
8. 2026-06-09
   days on market $179,000 Active 6 DOM
9. 2026-06-08
   statusdays on market $179,000 Active 5 DOM
10. 2026-06-07
    days on market $179,000 New 4 DOM
11. 2026-06-03
    pricestatusdays on marketlisting id $179,000 New 1 DOM
12. 2026-06-03
    days on market $195,000 Active 21 DOM
13. 2026-06-01
    days on market $195,000 Active 20 DOM
14. 2026-05-31
    days on market $195,000 Active 19 DOM
15. 2026-05-12
    listed $207,000 New 1014-char remark
16. 2026-05-12
    historical
17. 2026-04-24
    listed $215,000 New

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°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: $14,349
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$4,916
• Taxable loss: −$5,710
• Est. tax savings @ 24.0%: +$1,370
• After-tax cash flow: $-1,309/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: Conestoga Public Schools
• NCES district ID: 3174200
• Math proficiency: 52% ▼ -2.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $73,758
• Composite: 49.19/100
• National rank: #2040
• State rank: #26 of 111 in NE

Livability — Nehawka

• Score: 65/100
• State rank: #344
• US rank: #12981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nehawka, NE
• Population (ZIP): 477

Population outlook (Cass County) Hauer SSP2

• Today (2025): 26,174 people
• By 2030: 26,293 · +0.5%
• By 2040: 26,112 · -0.2%
• By 2050: 25,329 · -3.2%
• By 2075: 23,744 · -9.3%
• By 2100: 20,901 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Native American 6% Hispanic / Latino 2%
• Common ancestry: Portuguese 6% Iranian 3% Scandinavian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+37.2) · D 30.6% · R 67.8% · Other 1.6%
• 2008→2024 swing: -17.7pp toward R · 2008: -19.5pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+35.1 2016: R+39.1 2012: R+26.4 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.29%
• Current HPI: 243.8808
• 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

-21.4% since first listed

7 events — show timeline

• 2026-06-09 Price Changed $169,000 GPRMLS
• 2026-06-03 Listing Removed — GPRMLS
• 2026-06-03 Listed $179,000 GPRMLS
• 2026-05-26 Price Changed $195,000 GPRMLS
• 2026-05-12 Listing Removed — GPRMLS
• 2026-05-12 Listed $207,000 GPRMLS
• 2026-04-24 Listed $215,000 GPRMLS

Property tax history

-9.4%/yr

Latest (2025): $102 · +10.3% YoY. Source: county tax records.