612 E 7th St · Lexington, NE 68850

$120,000

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 168 Days on market

Built 1900 5,250 sqft lot $137/sqft · 22% below area Est $154k · 22% under

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.6/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom, 1-bath home located at 612 E 7th Street in Lexington, Nebraska. Calling all investors or buyers looking for an opportunity to build equity. Property includes a 1-stall attached garage and has been utilized as an investment property. Seller has limited knowledge of the property, as it has not been owner-occupied.

Key facts

• 5,250 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.6% in Lexington — 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 74/100 on livability (#112 in NE, #4,483 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• Lexington Public Schools (town): math 31% / reading 31% proficiency, ranked #106 of 111 in NE (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 57 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 61 units permitted in Dawson County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dawson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.16% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.92%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (median comp): $153,771
• List price: $120,000
• Delta: -21.96%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 N Jefferson St	0.29mi	2/1.0	988 (+13%)	12mo	$78,000	$79	55
1406 N Woodlawn Ave	0.62mi	2/1.0	768 (-12%)	15mo	$140,000	$182	38

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,568
• Equity at exit: $17,892

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $32,642
• Equity at exit: $10,375

Cash invested: $33,600 (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 68850

• Home prices YoY: -29.8%
• Active inventory: 57
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$629
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $362

Break-even live

Break-even rent $935

Max offer price $120,000

Occupancy floor 69%

Sensitivity live

Price	-10% $430	-5% $396	+0% $362	+5% $328	+10% $294
Rent	-10% $252	-5% $307	+0% $362	+5% $417	+10% $472
Rate	-1.0pp $422	-0.5pp $392	base $362	+0.5pp $331	+1.0pp $299

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 N Taylor St Lexington, NE	2.0	1.0	1000	$1,000	$1.00	44d	1	0.77mi
701 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	818	$1,545	$1.89	44d	5	1.06mi
801 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	784	$1,699	$2.17	44d	8	1.06mi
801 W Cedar St Unit 8 Lexington, NE	2.0	2.0	944	$1,395	$1.48	44d	1	1.06mi
801 W Cedar St Unit 15 Lexington, NE	2.0	1.0	834	$1,340	$1.61	44d	1	1.06mi
801 W Cedar St Unit 3 Lexington, NE	2.0	2.0	968	$1,699	$1.76	44d	1	1.06mi
605 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	820	$1,350	$1.65	44d	3	1.07mi
703 W Cedar St Unit 7 Lexington, NE	2.0	2.0	989	$1,545	$1.56	44d	1	1.08mi
600 W Cedar St Unit B Lexington, NE	1.0	1.0	760	$1,195	$1.57	44d	1	1.09mi
604 W Cedar St Unit C Lexington, NE	1.0	1.0	760	$1,195	$1.57	44d	1	1.10mi
701 W Cedar St Unit 10 Lexington, NE	2.0	2.0	960	$1,449	$1.51	44d	1	1.10mi
703 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	784	$1,545	$1.97	44d	7	1.11mi
707 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	795	$1,699	$2.14	44d	61	1.13mi
801 W Cedar St Unit 11 Lexington, NE	2.0	2.0	989	$1,545	$1.56	44d	1	1.15mi
801 W Cedar St Unit 12 Lexington, NE	1.0	1.0	647	$1,225	$1.89	44d	1	1.16mi
801 W Cedar St Unit 10 Lexington, NE	2.0	2.0	960	$1,449	$1.51	44d	1	1.16mi
300 Cutler Dr Lexington, NE	1.0–3.0	1.0–2.0	1015	$1,375	$1.35	44d	29	1.23mi

Listing history 17 events

1. 2026-06-19
   days on market $120,000 Active 168 DOM
2. 2026-06-18
   days on market $120,000 Active 167 DOM
3. 2026-06-17
   days on market $120,000 Active 166 DOM
4. 2026-06-16
   days on market $120,000 Active 165 DOM
5. 2026-06-15
   days on market $120,000 Active 164 DOM
6. 2026-06-14
   days on market $120,000 Active 162 DOM
7. 2026-06-12
   days on market $120,000 Active 161 DOM
8. 2026-06-09
   days on market $120,000 Active 158 DOM
9. 2026-06-08
   days on market $120,000 Active 157 DOM
10. 2026-06-07
    days on market $120,000 Active 156 DOM
11. 2026-06-05
    days on market $120,000 Active 154 DOM
12. 2026-06-04
    days on market $120,000 Active 152 DOM
13. 2026-06-02
    days on market $120,000 Active 151 DOM
14. 2026-06-01
    days on market $120,000 Active 150 DOM
15. 2026-05-31
    days on market $120,000 Active 149 DOM
16. 2026-05-31
    days on market $120,000 Active 148 DOM
17. 2026-01-01
    listed $120,000 Active 324-char remark

    Show marketing remark (324 chars)

    2-bedroom, 1-bath home located at 612 E 7th Street in Lexington, Nebraska. Calling all investors or buyers looking for an opportunity to build equity. Property includes a 1-stall attached garage and has been utilized as an investment property. Seller has limited knowledge of the property, as it has not been owner-occupied.

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $2,076 · $173/mo
• Expected delta: +$1,367/yr (+$114/mo · 192.9%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 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: $16,712
• − Mortgage interest: −$6,722
• − Property taxes: −$709
• − Insurance: −$600
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,491
• Taxable income: $2,517
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $3,738/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: Lexington Public Schools
• NCES district ID: 3172810
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $44,799
• Composite: 26.54/100
• National rank: #7195
• State rank: #106 of 111 in NE

Livability — Lexington

• Score: 74/100
• State rank: #112
• US rank: #4483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lexington, NE
• County: Dawson County · 12,428 people
• City population: 12,428
• Metro: Lexington, NE
• Population (ZIP): 12,428
• Household income: $69,238
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 199.0

Population outlook (Dawson County) Hauer SSP2

• Today (2025): 23,318 people
• By 2030: 22,912 · -1.7%
• By 2040: 22,097 · -5.2%
• By 2050: 21,358 · -8.4%
• By 2075: 19,801 · -15.1%
• By 2100: 17,647 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 23% Two or more races 18% Black 11%
• Hispanic origin (detail): Mexican 29% Cuban 2%
• Common ancestry: Iranian 1%
• Foreign-born: 39% · Canada
• Languages at home: 35% English-only · Spanish 56% Arabic 1%

Political lean MEDSL · Dawson

• 2024 margin: Solid R (+49.6) · D 24.7% · R 74.3%
• 2008→2024 swing: -11.3pp toward R · 2008: -38.3pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.8 2016: R+45.0 2012: R+41.8 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.28%
• Current HPI: 231.9947
• Rent YoY: —
• Metro: Lexington, NE
• 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

• 2026-01-01 Listed $120,000 GMNMLS

Property tax history

-0.5%/yr

Latest (2025): $709 · +0.4% YoY. Source: county tax records.