1002 W Gage St · Blue Hill, NE 68930

$25,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 8 Days on market

Built 1984

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedroom, 2 bath Mobile Home is located at Blue Haven Mobile Park in Blue Hill NE. , 24 miles south of Hastings. This home has fresh paint throughout the entire home. The living room and kitchen/dining room has an open floor plan. Also included is a high efficiency washer and dryer, refrigerator, dishwasher and hot water heater which is only 8 months old. Outdoors is a deck off of the front door. New roof 3 years ago. A nice size shed with a new tin roof. Also A metal enclosed carport that is 3 years old. the lot rent is only $215 a month. selling as is.

Key facts

• Nice size shed
• Open floor plan
• New roof

Tags

• OPEN FLOOR PLAN
• NEW ROOF
• METAL ENCLOSED CARPORT
• DECK OFF OF THE FRONT DOOR
• NICE SIZE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).

Location & tenants

• Location reads 71/100 on livability (#191 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Blue Hill Public Schools (rural): math 60% / reading 55% proficiency, ranked #88 of 245 in NE (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 2 units permitted in Webster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $897 of equity ($173 loan paydown + $724 appreciation (2.9% local appreciation)).
• Webster County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $25,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 4.56% ✓
• Cap rate: 42.17%
• Cash-on-cash: 128.14%
• DSCR: 6.70
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.21×
• Total profit: $50,486
• Equity at exit: $11,095

10-year hold

• IRR: —
• Equity multiple: 17.17×
• Total profit: $113,190
• Equity at exit: $16,987

Cash invested: $7,000 (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 68930

• Home prices YoY: 1.4%
• Active inventory: 11
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$12 /mo · $142/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $747

Break-even live

Break-even rent $194

Max offer price $25,000

Occupancy floor 29%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-17
   status $25,000 Under Contract 8 DOM
2. 2026-06-16
   days on market $25,000 Active 8 DOM
3. 2026-06-15
   days on market $25,000 Active 7 DOM
4. 2026-06-13
   days on market $25,000 Active 5 DOM
5. 2026-06-12
   days on market $25,000 Active 4 DOM
6. 2026-06-09
   remarks 561-char remark
7. 2026-06-09
   listed $25,000 Active 1 DOM

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

Tax reassessment forecast NE · Resets to sale price

• Current annual tax: $142 · $12/mo
• Projected year-2 tax: $432 · $36/mo
• Expected delta: +$290/yr (+$24/mo · 204.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 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: $13,683
• − Mortgage interest: −$1,400
• − Property taxes: −$142
• − Insurance: −$125
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$727
• Taxable income: $9,099
• Est. tax owed @ 24.0%: −$2,184
• After-tax cash flow: $6,786/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: Blue Hill Public Schools
• NCES district ID: 3104200
• Math proficiency: 60% ▬ 0.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $46,994
• Composite: 50.44/100
• National rank: #4006
• State rank: #88 of 245 in NE

Livability — Blue Hill

• Score: 71/100
• State rank: #191
• US rank: #6744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Hill, NE
• Population (ZIP): 1,238

Population outlook (Webster County) Hauer SSP2

• Today (2025): 3,563 people
• By 2030: 3,510 · -1.5%
• By 2040: 3,463 · -2.8%
• By 2050: 3,394 · -4.7%
• By 2075: 3,239 · -9.1%
• By 2100: 2,706 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Italian 2% Iranian 2% Scotch-Irish 2%
• Foreign-born: 0%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+65.4) · D 16.8% · R 82.2% · Other 1.0%
• 2008→2024 swing: -27.9pp toward R · 2008: -37.5pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+62.7 2016: R+60.1 2012: R+47.1 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.90%
• Current HPI: 214.2013
• 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

1 event — show timeline

• 2026-06-09 Listed $25,000 FSBO.com

Property tax history

-5.4%/yr

Latest (2025): $142 · +5.2% YoY. Source: county tax records.