403 4th St · Neligh, NE 68756

$100,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 67 Days on market

Built 1945 $89/sqft · 36% above area Est $74k · 36% over ↓ 9% since listing

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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 +22.7/30.0
• Appreciation +8.3/10.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This beautifully remodeled 3 bed, 1 bath home is truly move-in ready and packed with modern updates throughout. From the moment you arrive, you’ll appreciate the fresh exterior featuring new siding, a new roof, and updated windows that enhance both curb appeal and efficiency. Inside, the home features all new flooring and a fully updated kitchen complete with modern finishes and all appliances included, making your move seamless from day one. Every detail has been thoughtfully updated, including a new HVAC system for year-round comfort. The attached one-car garage adds convenience and functionality, along with a brand new garage door. With major updates already completed, this home offers peace of mind and stylish living all in one. Don’t miss your opportunity to make it yours.

Key facts

• New siding
• Updated windows
• New flooring

Tags

• NEW SIDING
• NEW ROOF
• UPDATED WINDOWS
• NEW FLOORING
• FULLY UPDATED KITCHEN
• NEW HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#44 in NE, #2,260 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Neligh-Oakdale Schools (rural): math 45% / reading 45% proficiency, ranked #189 of 245 in NE (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 13 units permitted in Antelope County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $7k appreciation (6.7% local appreciation)).
• Antelope County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 67 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $73,598
• List price: $100,000
• Delta: 35.87%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 N St	0.44mi	3/1.0	1,240 (+10%)	3mo	$20,000	$16	61

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

Projected returns pro-forma

6.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.57×
• Total profit: $44,072
• Equity at exit: $67,299

10-year hold

• IRR: 21.5%
• Equity multiple: 5.29×
• Total profit: $120,122
• Equity at exit: $126,067

Cash invested: $28,000 (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 68756

• Home prices YoY: 3.5%
• Active inventory: 8
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $173

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 79%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $100,000 Active 67 DOM
2. 2026-06-18
   price $100,000 Active 66 DOM
3. 2026-06-17
   days on market $105,000 Active 66 DOM
4. 2026-06-16
   days on market $105,000 Active 65 DOM
5. 2026-06-15
   days on market $105,000 Active 64 DOM
6. 2026-06-13
   days on market $105,000 Active 62 DOM
7. 2026-06-12
   days on market $105,000 Active 61 DOM
8. 2026-06-09
   days on market $105,000 Active 58 DOM
9. 2026-06-08
   days on market $105,000 Active 57 DOM
10. 2026-06-07
    days on market $105,000 Active 56 DOM
11. 2026-06-07
    days on market $105,000 Active 55 DOM
12. 2026-06-04
    days on market $105,000 Active 52 DOM
13. 2026-06-02
    days on market $105,000 Active 51 DOM
14. 2026-06-01
    days on market $105,000 Active 50 DOM
15. 2026-05-31
    days on market $105,000 Active 49 DOM
16. 2026-05-11
    status Pending 800-char remark

    Show marketing remark (800 chars)

    This beautifully remodeled 3 bed, 1 bath home is truly move-in ready and packed with modern updates throughout. From the moment you arrive, you’ll appreciate the fresh exterior featuring new siding, a new roof, and updated windows that enhance both curb appeal and efficiency. Inside, the home features all new flooring and a fully updated kitchen complete with modern finishes and all appliances included, making your move seamless from day one. Every detail has been thoughtfully updated, including a new HVAC system for year-round comfort. The attached one-car garage adds convenience and functionality, along with a brand new garage door. With major updates already completed, this home offers peace of mind and stylish living all in one. Don’t miss your opportunity to make it yours.

17. 2026-04-27
    price $105,000 800-char remark

    Show marketing remark (800 chars)

    This beautifully remodeled 3 bed, 1 bath home is truly move-in ready and packed with modern updates throughout. From the moment you arrive, you’ll appreciate the fresh exterior featuring new siding, a new roof, and updated windows that enhance both curb appeal and efficiency. Inside, the home features all new flooring and a fully updated kitchen complete with modern finishes and all appliances included, making your move seamless from day one. Every detail has been thoughtfully updated, including a new HVAC system for year-round comfort. The attached one-car garage adds convenience and functionality, along with a brand new garage door. With major updates already completed, this home offers peace of mind and stylish living all in one. Don’t miss your opportunity to make it yours.

18. 2026-04-03
    listed $115,000 Active 800-char remark

    Show marketing remark (800 chars)

    This beautifully remodeled 3 bed, 1 bath home is truly move-in ready and packed with modern updates throughout. From the moment you arrive, you’ll appreciate the fresh exterior featuring new siding, a new roof, and updated windows that enhance both curb appeal and efficiency. Inside, the home features all new flooring and a fully updated kitchen complete with modern finishes and all appliances included, making your move seamless from day one. Every detail has been thoughtfully updated, including a new HVAC system for year-round comfort. The attached one-car garage adds convenience and functionality, along with a brand new garage door. With major updates already completed, this home offers peace of mind and stylish living all in one. Don’t miss your opportunity to make it yours.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 16 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: $13,124
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,909
• Taxable income: $514
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $1,952/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: Neligh-Oakdale Schools
• NCES district ID: 3174220
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $41,663
• Composite: 40.07/100
• National rank: #7871
• State rank: #189 of 245 in NE

Livability — Neligh

• Score: 79/100
• State rank: #44
• US rank: #2260

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: Neligh, NE
• Population (ZIP): 1,932

Population outlook (Antelope County) Hauer SSP2

• Today (2025): 5,898 people
• By 2030: 5,669 · -3.9%
• By 2040: 5,252 · -11.0%
• By 2050: 4,905 · -16.8%
• By 2075: 4,385 · -25.7%
• By 2100: 3,763 · -36.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 10% Two or more races 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Portuguese 2% Danish 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Antelope

• 2024 margin: Solid R (+76.5) · D 11.5% · R 88.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -51.0pp · 2024: -76.5pp
• All cycles: 2024: R+76.5 2020: R+73.7 2016: R+72.5 2012: R+62.8 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.69%
• Current HPI: 196.4323
• 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

-8.7% since first listed

3 events — show timeline

• 2026-05-11 Pending — NNEMLS
• 2026-04-27 Price Changed $105,000 NNEMLS
• 2026-04-03 Listed $115,000 NNEMLS

Property tax history

-11.3%/yr

Latest (2025): $136 · +44.1% YoY. Source: county tax records.