411 Center Ave · Curtis, NE 69025

$100,000

4 bd · 1.5 ba · 3,202 sqft · SingleFamily public records · 148 Days on market

Built 1920 $31/sqft · 65% below area Est $167k · 40% under

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Why this score? — see what drove the A- 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• 1% rule +8.1/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 2 garage spots
• Built 1920
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/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: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#283 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Medicine Valley Public Schools (rural): math 50% / reading 50% proficiency, ranked #151 of 245 in NE (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 3 units permitted in Frontier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($691 loan paydown + $9k appreciation (8.6% local appreciation)).
• Frontier County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 148 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $100k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.31% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.58%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $167,229
• List price: $100,000
• Delta: -40.20%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Park Ave	0.19mi	5/3.0 (+1)	3,000 (-6%)	15mo	$215,000	$72	57

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

Projected returns pro-forma

8.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.45×
• Total profit: $68,493
• Equity at exit: $80,370

10-year hold

• IRR: 29.4%
• Equity multiple: 7.50×
• Total profit: $181,877
• Equity at exit: $163,922

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 69025

• Home prices YoY: 4.0%
• Active inventory: 5
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$109 /mo · $1,308/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $364

Break-even live

Break-even rent $855

Max offer price $100,000

Occupancy floor 67%

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 19 events

1. 2026-06-18
   days on market $100,000 Active 148 DOM
2. 2026-06-17
   days on market $100,000 Active 147 DOM
3. 2026-06-16
   days on market $100,000 Active 146 DOM
4. 2026-06-15
   days on market $100,000 Active 145 DOM
5. 2026-06-13
   days on market $100,000 Active 143 DOM
6. 2026-06-12
   days on market $100,000 Active 142 DOM
7. 2026-06-09
   days on market $100,000 Active 139 DOM
8. 2026-06-08
   days on market $100,000 Active 138 DOM
9. 2026-06-07
   days on market $100,000 Active 137 DOM
10. 2026-06-05
    days on market $100,000 Active 135 DOM
11. 2026-06-04
    days on market $100,000 Active 133 DOM
12. 2026-06-02
    days on market $100,000 Active 132 DOM
13. 2026-06-01
    days on market $100,000 Active 131 DOM
14. 2026-05-31
    days on market $100,000 Active 130 DOM
15. 2026-05-12
    price $100,000
16. 2026-03-04
    price $105,000
17. 2026-01-20
    listed $110,000 Active
18. 2011-05-06
    soldstatus $60,000
19. 2008-02-22
    soldstatus $88,000

ⓘ 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: $1,308 · $109/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$422/yr (+$35/mo · 32.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $15,777
• − Mortgage interest: −$5,602
• − Property taxes: −$1,308
• − Insurance: −$500
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$2,909
• Taxable income: $2,934
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $3,659/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: Medicine Valley Public Schools
• NCES district ID: 3173600
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $44,089
• Composite: 44.24/100
• National rank: #6187
• State rank: #151 of 245 in NE

Livability — Curtis

• Score: 67/100
• State rank: #283
• US rank: #10341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Curtis, NE
• Population (ZIP): 1,011

Population outlook (Frontier County) Hauer SSP2

• Today (2025): 2,384 people
• By 2030: 2,239 · -6.1%
• By 2040: 1,943 · -18.5%
• By 2050: 1,708 · -28.4%
• By 2075: 1,356 · -43.1%
• By 2100: 1,153 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Portuguese 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Frontier

• 2024 margin: Solid R (+72.9) · D 13.1% · R 86.0%
• 2008→2024 swing: -24.1pp toward R · 2008: -48.8pp · 2024: -72.9pp
• All cycles: 2024: R+72.9 2020: R+71.9 2016: R+72.1 2012: R+43.9 2008: R+48.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.64%
• Current HPI: 223.7152
• 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

+13.6% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $100,000 LCBR
• 2026-03-04 Price Changed $105,000 LCBR
• 2026-01-20 Listed $110,000 LCBR
• 2011-05-06 Sold (Public Records) $60,000 Public Records
• 2008-02-22 Sold (Public Records) $88,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,308 · -2.6% YoY. Source: county tax records.