905 N Franklin St · Red Cloud, NE 68970

$165,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 65 Days on market

Built 1962 0.50 ac lot $98/sqft · 59% above area

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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).

• Cash flow +11.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Back on the market at no fault of the seller or house! Well-maintained ranch-style home situated on a large corner lot! This inviting property offers 3 bedrooms and 2 bathrooms with a comfortable, functional layout. A spacious bonus room with its own exterior entrance provides endless possibilities. The home features a high-efficiency boiler heating system along with newer central air for year-round comfort. Outside, you’ll find a one-car detached garage and a two-car carport, offering plenty of parking and storage options. With its spacious lot and well-cared-for condition, this home is ready for its next owner to enjoy!

Key facts

• Large corner lot
• Spacious bonus room
• Two-car carport

Tags

• RANCH-STYLE HOME
• LARGE CORNER LOT
• SPACIOUS BONUS ROOM
• NEWER CENTRAL AIR
• ONE-CAR DETACHED GARAGE
• TWO-CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-54 ($-650/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (25.9% below list).
• Recommended offer: $122k (25.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#121 in NE, #4,675 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Red Cloud Community Schools (rural): math 40% / reading 40% proficiency, ranked #219 of 245 in NE (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Red Cloud Elementary School (math 47% / reading 37%, grade F, #319 of 502 statewide, top 68%, 163 students, 58% FRL); Red Cloud High School (math 44% / reading 44%, grade F, #146 of 261 statewide, top 67%, 106 students, 46% FRL).
• Market conditions: 7 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 $7k of equity ($1k loan paydown + $6k appreciation (3.5% 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 (3.5% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $74k; list at $165k implies a 124% gain — meaningful room to come down on a strong offer.

Recommended offer $122,192 (25.9% 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. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 11.3

CMA / ARV

• ARV (median comp): $104,064
• List price: $165,000
• Delta: 58.56%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
442 N Franklin St	0.32mi	2/2.0 (-1)	1,882 (+12%)	4mo	$125,000	$66	57

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

Projected returns pro-forma

3.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.46×
• Total profit: $21,170
• Equity at exit: $79,299

10-year hold

• IRR: 10.1%
• Equity multiple: 2.61×
• Total profit: $74,339
• Equity at exit: $126,338

Cash invested: $46,200 (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 68970

• Home prices YoY: 1.6%
• Active inventory: 7
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$85 /mo · $1,026/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-54

Break-even live

Break-even rent $1,291

Max offer price $155,425

Occupancy floor 99%

Sensitivity live

Price	-10% $39	-5% $-8	+0% $-54	+5% $-101	+10% $-148
Rent	-10% $-151	-5% $-102	+0% $-54	+5% $-6	+10% $42
Rate	-1.0pp $29	-0.5pp $-12	base $-54	+0.5pp $-97	+1.0pp $-140

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   statusdays on market $165,000 Pending 65 DOM
2. 2026-06-18
   days on market $165,000 Active 64 DOM
3. 2026-06-17
   days on market $165,000 Active 63 DOM
4. 2026-06-16
   days on market $165,000 Active 62 DOM
5. 2026-06-15
   days on market $165,000 Active 61 DOM
6. 2026-06-13
   days on market $165,000 Active 59 DOM
7. 2026-06-12
   days on market $165,000 Active 58 DOM
8. 2026-06-09
   days on market $165,000 Active 55 DOM
9. 2026-06-08
   days on market $165,000 Active 54 DOM
10. 2026-06-07
    days on market $165,000 Active 53 DOM
11. 2026-06-05
    days on market $165,000 Active 51 DOM
12. 2026-06-04
    days on market $165,000 Active 49 DOM
13. 2026-06-03
    remarks 693-char remark
14. 2026-06-02
    days on market $165,000 Active 48 DOM
15. 2026-06-01
    days on market $165,000 Active 47 DOM
16. 2026-05-31
    days on market $165,000 Active 46 DOM
17. 2026-05-12
    status Active 635-char remark

    Show marketing remark (635 chars)

    Back on the market at no fault of the seller or house! Well-maintained ranch-style home situated on a large corner lot! This inviting property offers 3 bedrooms and 2 bathrooms with a comfortable, functional layout. A spacious bonus room with its own exterior entrance provides endless possibilities. The home features a high-efficiency boiler heating system along with newer central air for year-round comfort. Outside, you’ll find a one-car detached garage and a two-car carport, offering plenty of parking and storage options. With its spacious lot and well-cared-for condition, this home is ready for its next owner to enjoy!

18. 2026-04-01
    status Pending 635-char remark

    Show marketing remark (635 chars)

    Back on the market at no fault of the seller or house! Well-maintained ranch-style home situated on a large corner lot! This inviting property offers 3 bedrooms and 2 bathrooms with a comfortable, functional layout. A spacious bonus room with its own exterior entrance provides endless possibilities. The home features a high-efficiency boiler heating system along with newer central air for year-round comfort. Outside, you’ll find a one-car detached garage and a two-car carport, offering plenty of parking and storage options. With its spacious lot and well-cared-for condition, this home is ready for its next owner to enjoy!

19. 2026-03-16
    price $165,000 635-char remark

    Show marketing remark (635 chars)

    Back on the market at no fault of the seller or house! Well-maintained ranch-style home situated on a large corner lot! This inviting property offers 3 bedrooms and 2 bathrooms with a comfortable, functional layout. A spacious bonus room with its own exterior entrance provides endless possibilities. The home features a high-efficiency boiler heating system along with newer central air for year-round comfort. Outside, you’ll find a one-car detached garage and a two-car carport, offering plenty of parking and storage options. With its spacious lot and well-cared-for condition, this home is ready for its next owner to enjoy!

20. 2026-03-05
    listed $172,500 Active 635-char remark

    Show marketing remark (635 chars)

    Back on the market at no fault of the seller or house! Well-maintained ranch-style home situated on a large corner lot! This inviting property offers 3 bedrooms and 2 bathrooms with a comfortable, functional layout. A spacious bonus room with its own exterior entrance provides endless possibilities. The home features a high-efficiency boiler heating system along with newer central air for year-round comfort. Outside, you’ll find a one-car detached garage and a two-car carport, offering plenty of parking and storage options. With its spacious lot and well-cared-for condition, this home is ready for its next owner to enjoy!

21. 2024-11-17
    soldstatus $73,700 Closed 1830-char remark

    Show marketing remark (1830 chars)

    ONLINE ONLY REAL ESTATE AUCTION - (LIST PRICE IS SUGGESTED/OPENING BID ONLY, FINAL PRICE WILL BEDETERMINEDONTHE AUCTION) 905 N Franklin - Red Cloud, NE ONLINE ONLY REAL ESTATE AUCTION CONTACT RHYNALDS AUCTION & REALTY, LLC FOR YOUR PERSONAL SHOWING AT 308-832-2444. This home is situated on a large corner lot and has a 1 car detached garage and 2 storage sheds. The main floor features 3 bedrooms, 1.5 bathrooms, living room, kitchen, dining area, laundry room, and a bonus room. 2023 Taxes (before exemptions): $1,383.24 Legal Description: 0 2 11 LOTS 6-12 BLOCK 4 FAIRVIEW SUBDIVISION RED CLOUD Year Built: 1962 Online Only Real Estate Auction Terms: By you bidding on this online only real estate auction, you agree to all terms of the auction, and agree to sign the real estate purchase agreement with in 24 hours of this auction closing. A 10% Buyers Premium will be added to the sales price. (for example - if you bid $5,000 the total contract price will be $5,500.) A payment to equal 10% of the purchase price will be due with in 24 hours of the auction closing, at that time additional agreements will be signed. The balance will be due by cash or certified funds on or before Nov. 21, 2024. Property will be sold subject to sellers confirmation. Property is being sold AS-IS WHERE IS. Possession will be given at closing. This sale is not contingent upon the purchaser's ability to secure financing. Please consult your loan agency prior to the sale. The cost of the title insurance and closing fee will be split between the buyer and seller equally. Buyers Agents are encouraged to call for information! Rhynalds Auction & Realty, LLC and their agents are agents representing the seller in this transaction. Rusty Rhynalds - Auctioneer Rhynalds Auction & Realty, LLC - Minden, NE 308-832-2444.

22. 2024-10-07
    status Pending 1830-char remark

    Show marketing remark (1830 chars)

    ONLINE ONLY REAL ESTATE AUCTION - (LIST PRICE IS SUGGESTED/OPENING BID ONLY, FINAL PRICE WILL BEDETERMINEDONTHE AUCTION) 905 N Franklin - Red Cloud, NE ONLINE ONLY REAL ESTATE AUCTION CONTACT RHYNALDS AUCTION & REALTY, LLC FOR YOUR PERSONAL SHOWING AT 308-832-2444. This home is situated on a large corner lot and has a 1 car detached garage and 2 storage sheds. The main floor features 3 bedrooms, 1.5 bathrooms, living room, kitchen, dining area, laundry room, and a bonus room. 2023 Taxes (before exemptions): $1,383.24 Legal Description: 0 2 11 LOTS 6-12 BLOCK 4 FAIRVIEW SUBDIVISION RED CLOUD Year Built: 1962 Online Only Real Estate Auction Terms: By you bidding on this online only real estate auction, you agree to all terms of the auction, and agree to sign the real estate purchase agreement with in 24 hours of this auction closing. A 10% Buyers Premium will be added to the sales price. (for example - if you bid $5,000 the total contract price will be $5,500.) A payment to equal 10% of the purchase price will be due with in 24 hours of the auction closing, at that time additional agreements will be signed. The balance will be due by cash or certified funds on or before Nov. 21, 2024. Property will be sold subject to sellers confirmation. Property is being sold AS-IS WHERE IS. Possession will be given at closing. This sale is not contingent upon the purchaser's ability to secure financing. Please consult your loan agency prior to the sale. The cost of the title insurance and closing fee will be split between the buyer and seller equally. Buyers Agents are encouraged to call for information! Rhynalds Auction & Realty, LLC and their agents are agents representing the seller in this transaction. Rusty Rhynalds - Auctioneer Rhynalds Auction & Realty, LLC - Minden, NE 308-832-2444.

23. 2024-07-08
    listed $50,000 Active 1830-char remark

    Show marketing remark (1830 chars)

    ONLINE ONLY REAL ESTATE AUCTION - (LIST PRICE IS SUGGESTED/OPENING BID ONLY, FINAL PRICE WILL BEDETERMINEDONTHE AUCTION) 905 N Franklin - Red Cloud, NE ONLINE ONLY REAL ESTATE AUCTION CONTACT RHYNALDS AUCTION & REALTY, LLC FOR YOUR PERSONAL SHOWING AT 308-832-2444. This home is situated on a large corner lot and has a 1 car detached garage and 2 storage sheds. The main floor features 3 bedrooms, 1.5 bathrooms, living room, kitchen, dining area, laundry room, and a bonus room. 2023 Taxes (before exemptions): $1,383.24 Legal Description: 0 2 11 LOTS 6-12 BLOCK 4 FAIRVIEW SUBDIVISION RED CLOUD Year Built: 1962 Online Only Real Estate Auction Terms: By you bidding on this online only real estate auction, you agree to all terms of the auction, and agree to sign the real estate purchase agreement with in 24 hours of this auction closing. A 10% Buyers Premium will be added to the sales price. (for example - if you bid $5,000 the total contract price will be $5,500.) A payment to equal 10% of the purchase price will be due with in 24 hours of the auction closing, at that time additional agreements will be signed. The balance will be due by cash or certified funds on or before Nov. 21, 2024. Property will be sold subject to sellers confirmation. Property is being sold AS-IS WHERE IS. Possession will be given at closing. This sale is not contingent upon the purchaser's ability to secure financing. Please consult your loan agency prior to the sale. The cost of the title insurance and closing fee will be split between the buyer and seller equally. Buyers Agents are encouraged to call for information! Rhynalds Auction & Realty, LLC and their agents are agents representing the seller in this transaction. Rusty Rhynalds - Auctioneer Rhynalds Auction & Realty, LLC - Minden, NE 308-832-2444.

24. 2004-09-09
    soldstatus $47,000

ⓘ 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: $1,026 · $85/mo
• Projected year-2 tax: $2,854 · $238/mo
• Expected delta: +$1,829/yr (+$152/mo · 178.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 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: $14,663
• − Mortgage interest: −$9,243
• − Property taxes: −$1,026
• − Insurance: −$825
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,800
• Taxable loss: −$3,577
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $208/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: Red Cloud Community Schools
• NCES district ID: 3175990
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $35,560
• Composite: 35.54/100
• National rank: #9734
• State rank: #219 of 245 in NE

Livability — Red Cloud

• Score: 74/100
• State rank: #121
• US rank: #4675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Red Cloud, NE
• Population (ZIP): 1,243

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 4% Native American 2%
• Common ancestry: Scottish 2% Lithuanian 2% Portuguese 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

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: ▲ 3.54%
• Current HPI: 224.6825
• 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

+251.1% since first listed

8 events — show timeline

• 2026-05-12 Relisted — GMNMLS
• 2026-04-01 Pending — GMNMLS
• 2026-03-16 Price Changed $165,000 GMNMLS
• 2026-03-05 Listed $172,500 GMNMLS
• 2024-11-17 Sold (MLS) $73,700 GMNMLS
• 2024-10-07 Pending — GMNMLS
• 2024-07-08 Listed $50,000 GMNMLS
• 2004-09-09 Sold (Public Records) $47,000 Public Records

Property tax history

+31.6%/yr

Latest (2025): $1,026 · +4.3% YoY. Source: county tax records.