305 N Maple St N · Davenport, NE 68335

$94,000

3 bd · 2.0 ba · 1,431 sqft · Manufactured public records · 66 Days on market

Built 1975 9,148 sqft lot

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Why this score? — see what drove the B 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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +6.7/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming three-bedroom ranch in the heart of Davenport — a thoughtfully maintained, single-level home ready for its next owners. Bright and welcoming, the spacious living/dining room is ideal for everyday living and entertaining, anchored by a large view window that fills the space with natural light. The efficient kitchen includes all appliances and offers easy meal prep and clean-up. Two partially updated bathrooms provide modern convenience, and the home boasts great closet space throughout. Outside, enjoy a private deck — perfect for morning coffee or summer barbecues — plus low-maintenance permanent siding and a detached garage. Alley access adds parking convenience a

Key facts

• Private deck
• Alley access
• Great closet space

Tags

• PRIVATE DECK
• DETACHED GARAGE
• ALLEY ACCESS
• GREAT CLOSET SPACE

Property features AI

Exterior

• Parking: Detached garage; One covered parking space (total 1 parking space)
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; Built in 1975; One-story living (main floor living area entire above-grade finished area)
• Construction: Block foundation
• Exterior features: Deck; Wood fencing; Lot approximately 0.21 acre (up to 1/4 acre); Lot dimensions roughly 136 x 67 and 136 x 60

Interior

• Bedrooms: Master bedroom on the main floor; Additional bedrooms on the main floor
• Bathrooms: Two total bathrooms (one full and one three-quarter), both on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: No fireplaces; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $88k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#415 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime D+, amenities F.
• Bruning-Davenport Unified System (rural): math 70% / reading 50% proficiency, ranked #65 of 245 in NE (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bruning-Davenport Elem/Bruning (43 students, 33% FRL); Bruning-Davenport Middle Sch (math 54% / reading 54%, grade B-, #32 of 128 statewide, top 28%, 49 students, 37% FRL); Bruning-Davenport High School (51 students, 35% FRL).
• Market conditions: 3 active listings in the ZIP; 3 units permitted in Thayer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($650 loan paydown + $3k appreciation (3.6% local appreciation)).
• Thayer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $94k implies a 194% gain — meaningful room to come down on a strong offer.

Recommended offer $88,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1975 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.17% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.26×
• Total profit: $33,098
• Equity at exit: $45,432

10-year hold

• IRR: 22.0%
• Equity multiple: 4.34×
• Total profit: $87,821
• Equity at exit: $72,583

Cash invested: $26,320 (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 68335

• Home prices YoY: 1.8%
• Active inventory: 3
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $296

Break-even live

Break-even rent $729

Max offer price $94,000

Occupancy floor 68%

Sensitivity live

Price	-10% $349	-5% $322	+0% $296	+5% $269	+10% $242
Rent	-10% $208	-5% $252	+0% $296	+5% $339	+10% $383
Rate	-1.0pp $343	-0.5pp $320	base $296	+0.5pp $271	+1.0pp $246

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $94,000 Active 66 DOM
2. 2026-06-21
   days on market $94,000 Active 65 DOM
3. 2026-06-18
   days on market $94,000 Active 63 DOM
4. 2026-06-17
   days on market $94,000 Active 62 DOM
5. 2026-06-16
   days on market $94,000 Active 61 DOM
6. 2026-06-15
   days on market $94,000 Active 60 DOM
7. 2026-06-13
   days on market $94,000 Active 58 DOM
8. 2026-06-12
   days on market $94,000 Active 57 DOM
9. 2026-06-09
   days on market $94,000 Active 54 DOM
10. 2026-06-08
    days on market $94,000 Active 53 DOM
11. 2026-06-07
    days on market $94,000 Active 52 DOM
12. 2026-06-05
    days on market $94,000 Active 50 DOM
13. 2026-06-04
    days on market $94,000 Active 48 DOM
14. 2026-06-02
    days on market $94,000 Active 47 DOM
15. 2026-06-01
    days on market $94,000 Active 46 DOM
16. 2026-05-31
    days on market $94,000 Active 45 DOM
17. 2026-04-13
    listed $94,000 New
18. 2011-11-14
    soldstatus $32,000
19. 2002-04-01
    soldstatus $17,000

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $1,626 · $136/mo
• Expected delta: +$1,101/yr (+$92/mo · 209.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $13,238
• − Mortgage interest: −$5,265
• − Property taxes: −$525
• − Insurance: −$470
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,735
• Taxable income: $2,125
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $3,037/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: Bruning-Davenport Unified System
• NCES district ID: 3100124
• Math proficiency: 70% ▲ 10.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $46,647
• Composite: 52.41/100
• National rank: #3418
• State rank: #65 of 245 in NE

Livability — Davenport

• Score: 63/100
• State rank: #415
• US rank: #15958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Davenport, NE
• Population (ZIP): 466

Population outlook (Thayer County) Hauer SSP2

• Today (2025): 4,947 people
• By 2030: 4,983 · +0.7%
• By 2040: 5,052 · +2.1%
• By 2050: 5,224 · +5.6%
• By 2075: 6,247 · +26.3%
• By 2100: 6,520 · +31.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 3% Lithuanian 3%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Thayer

• 2024 margin: Solid R (+60.8) · D 19.1% · R 79.9% · Other 1.1%
• 2008→2024 swing: -27.4pp toward R · 2008: -33.4pp · 2024: -60.8pp
• All cycles: 2024: R+60.8 2020: R+56.3 2016: R+57.5 2012: R+43.0 2008: R+33.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.59%
• Current HPI: 199.8045
• 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

+452.9% since first listed

3 events — show timeline

• 2026-04-13 Listed $94,000 GPRMLS
• 2011-11-14 Sold (Public Records) $32,000 Public Records
• 2002-04-01 Sold (Public Records) $17,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $525 · +18.2% YoY. Source: county tax records.