202 Eldon St · Talmage, NE 68448

$100,000

3 bd · 1.0 ba · 2,658 sqft · SingleFamily public records · 61 Days on market

Built 1905 0.40 ac lot $38/sqft · 48% below area Est $193k · 48% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Not afraid of a little elbow grease? This 1- 1/2 story home in Talmage is packed with so much potential! Featuring 3 bed, 1 bath, and an open second floor just waiting to be finished into extra living space. Add in a walk-out basement, a carport, a couple of sheds, and a spacious corner lot, there's plenty here to work with. Inside, you'll find beautiful original woodwork with intricate detail, a built-in hutch, brass hardware throughout, and a charming soapstone stove that adds to the home's character—there's truly so much to discover here. Bring your vision and make it shine!

Key facts

• Open second floor
• Spacious corner lot
• Walk-out basement

Tags

• OPEN SECOND FLOOR
• WALK-OUT BASEMENT
• SPACIOUS CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/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: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#473 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools F.
• Johnson County Central Public Schools (rural): math 47% / reading 48% proficiency, ranked #73 of 111 in NE (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 29 units permitted in Otoe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Otoe County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1905 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.44% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.58%
• DSCR: 2.00
• GRM: 5.8

CMA / ARV

• ARV (median comp): $193,490
• List price: $100,000
• Delta: -48.32%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 5th St	0.30mi	4/1.5 (+1)	2,422 (-9%)	3mo	$187,500	$77	62

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 4.14×
• Total profit: $87,998
• Equity at exit: $90,088

10-year hold

• IRR: 35.5%
• Equity multiple: 9.31×
• Total profit: $232,691
• Equity at exit: $194,278

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 68448

• Home prices YoY: 4.7%
• Active inventory: 3
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $527

Break-even live

Break-even rent $774

Max offer price $100,000

Occupancy floor 58%

Sensitivity live

Price	-10% $584	-5% $555	+0% $527	+5% $499	+10% $470
Rent	-10% $413	-5% $470	+0% $527	+5% $584	+10% $641
Rate	-1.0pp $577	-0.5pp $552	base $527	+0.5pp $501	+1.0pp $475

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 17 events

1. 2026-06-21
   days on market $100,000 Active 61 DOM
2. 2026-06-21
   days on market $100,000 Active 60 DOM
3. 2026-06-18
   days on market $100,000 Active 58 DOM
4. 2026-06-17
   days on market $100,000 Active 57 DOM
5. 2026-06-16
   days on market $100,000 Active 56 DOM
6. 2026-06-15
   days on market $100,000 Active 55 DOM
7. 2026-06-13
   days on market $100,000 Active 53 DOM
8. 2026-06-12
   days on market $100,000 Active 52 DOM
9. 2026-06-09
   days on market $100,000 Active 49 DOM
10. 2026-06-08
    days on market $100,000 Active 48 DOM
11. 2026-06-07
    days on market $100,000 Active 47 DOM
12. 2026-06-07
    days on market $100,000 Active 46 DOM
13. 2026-06-04
    days on market $100,000 Active 43 DOM
14. 2026-06-02
    days on market $100,000 Active 42 DOM
15. 2026-06-01
    days on market $100,000 Active 41 DOM
16. 2026-05-31
    days on market $100,000 Active 40 DOM
17. 2026-04-21
    listed $100,000 New 590-char remark

    Show marketing remark (590 chars)

    Not afraid of a little elbow grease? This 1- 1/2 story home in Talmage is packed with so much potential! Featuring 3 bed, 1 bath, and an open second floor just waiting to be finished into extra living space. Add in a walk-out basement, a carport, a couple of sheds, and a spacious corner lot, there's plenty here to work with. Inside, you'll find beautiful original woodwork with intricate detail, a built-in hutch, brass hardware throughout, and a charming soapstone stove that adds to the home's character—there's truly so much to discover here. Bring your vision and make it shine!

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$1,190/yr (+$99/mo · 220.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°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: $17,287
• − Mortgage interest: −$5,602
• − Property taxes: −$540
• − Insurance: −$500
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$2,909
• Taxable income: $4,970
• Est. tax owed @ 24.0%: −$1,193
• After-tax cash flow: $5,131/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: Johnson County Central Public Schools
• NCES district ID: 3100176
• Math proficiency: 47% ▲ 3.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $44,058
• Composite: 40.15/100
• National rank: #3795
• State rank: #73 of 111 in NE

Livability — Talmage

• Score: 60/100
• State rank: #473
• US rank: #19050

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Talmage, NE
• Population (ZIP): 263

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 18%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Portuguese 21% Slovak 5% Lithuanian 4%

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: ▲ 10.29%
• Current HPI: 230.8763
• 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

• 2026-04-21 Listed $100,000 GPRMLS

Property tax history

-0.3%/yr

Latest (2025): $540 · +4.2% YoY. Source: county tax records.