1707 3rd Corso · Nebraska City, NE 68410

$139,999

4 bd · 2.0 ba · 1,532 sqft · SingleFamily public records · 36 Days on market

Built 1915 9,234 sqft lot $91/sqft · 49% below area Est $146k · at est.

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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 +23.8/30.0
• ARV discount +9.3/15.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Contract Pending - On market for backup offers only. Welcome to this charming and affordable 2-bedroom, 2-bath home in Nebraska City, now offered at $139,999. From the inviting front porch to the comfortable main living space, this home offers a warm, practical layout with an easy, welcoming feel. Recent updates include a new furnace & air conditioning, new flooring, new cabinets, and fresh paint. The home also includes a full basement, adding valuable space for storage, hobbies, utilities, or future possibilities. Outside, the generous yard provides space to garden, entertain, relax, or enjoy the outdoors. Conveniently located near schools, parks, shopping, and downtown Nebraska City

Key facts

• New air conditioning
• New furnace
• Front porch

Tags

• FRONT PORCH
• NEW FURNACE
• NEW AIR CONDITIONING
• NEW FLOORING
• NEW CABINETS
• FULL BASEMENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Not new (originally built in 1915); One-story entry (living area 816 square feet)
• Construction: Vinyl siding and brick exterior; Composition roof; Brick/mortar foundation; Built in 1915
• Exterior features: Enclosed porch; Wood fencing; Up to 1/4 acre lot (approximately 0.21 acres, 72 x 128.2)

Interior

• Kitchen: Range; Refrigerator; Microwave
• Bedrooms: Master bedroom on the main floor; Additional bedroom on the main floor
• Bathrooms: 2 total bathrooms (1 full, 1 three-quarter)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Unfinished basement; No fireplaces
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.0% in Nebraska City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#36 in NE, #1,882 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Nebraska City Public Schools (town): math 26% / reading 32% proficiency, ranked #107 of 111 in NE (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Nebraska City Northside Elem (394 students, 61% FRL); Nebraska City Middle School (math 29% / reading 31%, grade F, #110 of 128 statewide, top 87%, 326 students, 54% FRL); Nebraska City High School (math 27% / reading 37%, grade F, #228 of 261 statewide, top 88%, 428 students, 48% FRL).
• Market conditions: 35 active listings in the ZIP; 29 units permitted in Otoe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Otoe County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $110k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,799 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (median comp): $145,802
• List price: $139,999
• Delta: -3.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1804 Central Ave	0.23mi	3/1.5 (-1)	1,529 (-0%)	9mo	$215,000	$141	74
1202 4th Corso St	0.35mi	3/1.0 (-1)	1,536 (+0%)	15mo	$178,637	$116	61
1202 2nd Ave	0.50mi	3/2.0 (-1)	1,707 (+11%)	1mo	$212,000	$124	52
704 4th Corso	0.69mi	3/1.5 (-1)	1,374 (-10%)	2mo	$245,000	$178	42
1308 13th Corso	0.66mi	3/2.5 (-1)	1,580 (+3%)	21mo	$275,000	$174	40
913 5th Corso	0.56mi	3/1.0 (-1)	1,309 (-15%)	10mo	$124,500	$95	32

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,538
• Equity at exit: $20,874

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $17,183
• Equity at exit: $12,105

Cash invested: $39,200 (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 68410

• Home prices YoY: -31.5%
• Active inventory: 35
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $270

Break-even live

Break-even rent $1,123

Max offer price $139,999

Occupancy floor 77%

Sensitivity live

Price	-10% $349	-5% $309	+0% $270	+5% $230	+10% $190
Rent	-10% $154	-5% $212	+0% $270	+5% $328	+10% $385
Rate	-1.0pp $340	-0.5pp $305	base $270	+0.5pp $233	+1.0pp $196

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-17
   status $139,999 Pending 36 DOM
2. 2026-06-17
   days on market $139,999 Active 36 DOM
3. 2026-06-16
   days on market $139,999 Active 35 DOM
4. 2026-06-15
   days on market $139,999 Active 34 DOM
5. 2026-06-13
   days on market $139,999 Active 32 DOM
6. 2026-06-12
   days on market $139,999 Active 31 DOM
7. 2026-06-09
   days on market $139,999 Active 28 DOM
8. 2026-06-08
   days on market $139,999 Active 27 DOM
9. 2026-06-07
   days on market $139,999 Active 26 DOM
10. 2026-06-07
    days on market $139,999 Active 25 DOM
11. 2026-06-04
    days on market $139,999 Active 22 DOM
12. 2026-06-02
    days on market $139,999 Active 21 DOM
13. 2026-06-01
    days on market $139,999 Active 20 DOM
14. 2026-05-31
    days on market $139,999 Active 19 DOM
15. 2026-05-12
    historical
16. 2026-05-11
    listed $139,999 New 800-char remark
17. 2026-04-29
    listed $142,500 New
18. 2026-04-29
    historical
19. 2026-04-13
    historical
20. 2026-04-10
    listed $145,000 New
21. 2026-03-06
    listed $149,900 New
22. 2025-10-31
    historical
23. 2025-08-23
    listed $149,950 New
24. 2024-07-09
    soldstatus $110,000
25. 2023-11-09
    soldstatus $85,000
26. 2006-09-11
    soldstatus $70,500
27. 2006-08-30
    soldstatus $70,500
28. 2006-03-30
    listed $73,500

ⓘ 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: $1,141 · $95/mo
• Projected year-2 tax: $2,422 · $202/mo
• Expected delta: +$1,281/yr (+$107/mo · 112.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 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: $17,578
• − Mortgage interest: −$7,842
• − Property taxes: −$1,141
• − Insurance: −$700
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$4,073
• Taxable income: $1,010
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $2,993/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: Nebraska City Public Schools
• NCES district ID: 3174160
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $46,153
• Composite: 24.99/100
• National rank: #7559
• State rank: #107 of 111 in NE

Livability — Nebraska City

• Score: 80/100
• State rank: #36
• US rank: #1882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nebraska City, NE
• Population (ZIP): 8,946

Population outlook (Otoe County) Hauer SSP2

• Today (2025): 16,475 people
• By 2030: 16,627 · +0.9%
• By 2040: 16,911 · +2.6%
• By 2050: 17,186 · +4.3%
• By 2075: 18,549 · +12.6%
• By 2100: 19,590 · +18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Italian 2% Iranian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Otoe

• 2024 margin: Solid R (+38.9) · D 30.0% · R 68.9% · Other 1.0%
• 2008→2024 swing: -23.1pp toward R · 2008: -15.8pp · 2024: -38.9pp
• All cycles: 2024: R+38.9 2020: R+37.8 2016: R+38.7 2012: R+24.4 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.60%
• Current HPI: 190.5812
• 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

+90.5% since first listed

15 events — show timeline

• 2026-06-17 Pending — GPRMLS
• 2026-05-12 Listing Removed — GPRMLS
• 2026-05-11 Listed $139,999 GPRMLS
• 2026-04-29 Listing Removed — GPRMLS
• 2026-04-29 Listed $142,500 GPRMLS
• 2026-04-13 Listing Removed — GPRMLS
• 2026-04-10 Listed $145,000 GPRMLS
• 2026-03-06 Listed $149,900 GPRMLS
• 2025-10-31 Listing Removed — GPRMLS
• 2025-08-23 Listed $149,950 GPRMLS
• 2024-07-09 Sold (Public Records) $110,000 Public Records
• 2023-11-09 Sold (Public Records) $85,000 Public Records
• 2006-09-11 Sold (Public Records) $70,500 Public Records
• 2006-08-30 Sold (MLS) $70,500 GPRMLS
• 2006-03-30 Listed $73,500 GPRMLS

Property tax history

-0.7%/yr

Latest (2025): $1,141 · +14.6% YoY. Source: county tax records.