108 W 8th St · Davenport, NE 68835

$109,000

4 bd · 1.0 ba · 2,260 sqft · SingleFamily public records · 9 Days on market

Built 1920 0.32 ac 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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Character, space, and opportunity come together in this charming 1920 Victorian home. From the moment you step inside, you'll appreciate the beautiful original woodwork, grand foyer, and oversized rooms that showcase the craftsmanship of a bygone era. The main level offers a spacious living room, dining room, and sitting room that could easily serve as a home office, playroom, or potential main-floor bedroom. Numerous updates have already been completed, including new siding all new double-pane windows, and updated electrical on the main level. The kitchen features the convenient access to a remodeled 3/4 bathroom with stackable washer and dryer hookups. Upstairs you'll find four generously

Key facts

• Storage room
• Grand foyer
• Remodeled bathroom

Tags

• ORIGINAL WOODWORK
• GRAND FOYER
• OVERSIZED ROOMS
• SPACIOUS LIVING ROOM
• REMODELED BATHROOM
• STORAGE ROOM

Property features AI

Exterior

• Parking: Detached garage with 1 covered space (1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1920
• Construction: Block and brick/mortar foundation
• Exterior features: Lot approximately 0.32 acre (over 1/4 up to 1/2 acre)

Interior

• Bedrooms: Primary bedroom on 2nd floor; Additional bedrooms on 2nd floor
• Bathrooms: Two bathrooms total — one full and one partial; One main-level bathroom; One second-floor bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Unfinished basement (below grade); No fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).

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: 2 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 ($754 loan paydown + $3k appreciation (3.0% local appreciation)).
• Thayer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.1%
• Equity multiple: 2.20×
• Total profit: $36,604
• Equity at exit: $49,011

10-year hold

• IRR: 22.2%
• Equity multiple: 4.19×
• Total profit: $97,286
• Equity at exit: $75,532

Cash invested: $30,520 (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 68835

• Active inventory: 2
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $369

Break-even live

Break-even rent $809

Max offer price $109,000

Occupancy floor 66%

Sensitivity live

Price	-10% $431	-5% $400	+0% $369	+5% $339	+10% $308
Rent	-10% $269	-5% $319	+0% $369	+5% $420	+10% $470
Rate	-1.0pp $424	-0.5pp $397	base $369	+0.5pp $341	+1.0pp $312

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   statusdays on market $109,000 Pending 9 DOM
2. 2026-06-18
   days on market $109,000 Active 7 DOM
3. 2026-06-17
   days on market $109,000 Active 6 DOM
4. 2026-06-16
   statusdays on market $109,000 Active 5 DOM
5. 2026-06-15
   days on market $109,000 New 4 DOM
6. 2026-06-13
   days on market $109,000 New 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $109,000 New 1 DOM

ⓘ 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: $264 · $22/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$1,622/yr (+$135/mo · 615.6%)

ⓘ 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: $15,317
• − Mortgage interest: −$6,106
• − Property taxes: −$264
• − Insurance: −$545
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$3,171
• Taxable income: $2,781
• Est. tax owed @ 24.0%: −$667
• After-tax cash flow: $3,765/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): 489

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 15% Iranian 6% German 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Russian/Polish/Slavic 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: —
• Current HPI: —
• 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

• 2026-06-11 Listed $109,000 GPRMLS

Property tax history

+29.9%/yr

Latest (2025): $264 · +29.9% YoY. Source: county tax records.