976 Central Ave · Humboldt, NE 68376

$90,500

3 bd · 1.0 ba · 1,606 sqft · SingleFamily public records · 37 Days on market

Built 1950 7,405 sqft lot Est $156k · 42% under

---

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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Appreciation +6.8/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Ranch style home features large living/dining area, eat in kitchen, main floor mudroom/laundry. 3 bedrooms, 2 baths all of this near school. Attached garage provides storage and a place for you vehicle. Back yard provides a great place for family , friends and pets. Deck great for enjoying the outdoors.

Key facts

• Back yard
• Attached garage
• Eat in kitchen

Tags

• LARGE LIVING DINING AREA
• EAT IN KITCHEN
• MAIN FLOOR MUDROOM LAUNDRY
• ATTACHED GARAGE
• BACK YARD
• DECK

Property features AI

Exterior

• Parking: Attached garage (1 covered space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Built in 1950; 1,606 square feet of living area; Not new / not a model
• Construction: Block foundation
• Exterior features: Porch; Deck; Chain link fencing; Lot up to 1/4 acre (approx. 0.17 acre, 60 x 125)

Interior

• Bedrooms: Master bedroom on main floor; Second bedroom on main floor; Third bedroom on main floor
• Bathrooms: Two bathrooms (one full, one three-quarter), both on the main floor
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Walk-up basement access; No fireplaces listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $88k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#217 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Humboldt Table Rock Steinauer (rural): math 50% / reading 40% proficiency, ranked #188 of 245 in NE (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Htrs Elementary School (math 54% / reading 44%, grade D, #233 of 502 statewide, top 52%, 165 students, 27% FRL); Htrs Middle School (math 44% / reading 34%, grade F, #86 of 128 statewide, top 73%, 62 students, 32% FRL); Htrs High School (math 50% / reading 50%, grade D, #107 of 261 statewide, top 52%, 73 students, 25% FRL).
• Market conditions: 7 active listings in the ZIP; 17 units permitted in Richardson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($626 loan paydown + $3k appreciation (3.5% local appreciation)).
• Richardson County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($88k) 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 $33k; list at $90k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,785 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1950 — 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. 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: 1.24% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.13%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $155,782
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
731 5th St	0.38mi	3/1.5	1,598 (-0%)	20mo	$155,000	$97	63

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

Projected returns pro-forma

3.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.28×
• Total profit: $32,449
• Equity at exit: $43,401

10-year hold

• IRR: 22.5%
• Equity multiple: 4.39×
• Total profit: $85,802
• Equity at exit: $69,072

Cash invested: $25,340 (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 68376

• Home prices YoY: 2.0%
• Active inventory: 7
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$475
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $298

Break-even live

Break-even rent $747

Max offer price $90,500

Occupancy floor 68%

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: $22,625
• Closing costs: $2,715
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $90,500 Active 37 DOM
2. 2026-06-17
   days on market $90,500 Active 36 DOM
3. 2026-06-16
   days on market $90,500 Active 35 DOM
4. 2026-06-15
   days on market $90,500 Active 34 DOM
5. 2026-06-13
   days on market $90,500 Active 32 DOM
6. 2026-06-12
   days on market $90,500 Active 31 DOM
7. 2026-06-09
   days on market $90,500 Active 28 DOM
8. 2026-06-08
   days on market $90,500 Active 27 DOM
9. 2026-06-07
   days on market $90,500 Active 26 DOM
10. 2026-06-07
    days on market $90,500 Active 25 DOM
11. 2026-06-04
    days on market $90,500 Active 22 DOM
12. 2026-06-02
    days on market $90,500 Active 21 DOM
13. 2026-06-01
    days on market $90,500 Active 20 DOM
14. 2026-05-31
    days on market $90,500 Active 19 DOM
15. 2026-05-12
    listed $90,500 New
16. 2025-05-26
    historical
17. 2025-04-25
    listed $100,000 New
18. 2025-04-04
    historical
19. 2024-10-03
    listed $100,000 New
20. 2019-05-17
    soldstatus $33,400
21. 2005-10-27
    soldstatus $38,000

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $1,566 · $130/mo
• Expected delta: +$630/yr (+$52/mo · 67.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°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: $13,500
• − Mortgage interest: −$5,069
• − Property taxes: −$936
• − Insurance: −$452
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,633
• Taxable income: $2,249
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $3,041/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: Humboldt Table Rock Steinauer
• NCES district ID: 3100179
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $41,706
• Composite: 40.09/100
• National rank: #7865
• State rank: #188 of 245 in NE

Livability — Humboldt

• Score: 70/100
• State rank: #217
• US rank: #7779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humboldt, NE
• City population: 1,127
• Population (ZIP): 1,127

Population outlook (Richardson County) Hauer SSP2

• Today (2025): 7,601 people
• By 2030: 7,309 · -3.8%
• By 2040: 6,764 · -11.0%
• By 2050: 6,277 · -17.4%
• By 2075: 5,559 · -26.9%
• By 2100: 4,967 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 3% Lithuanian 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Richardson

• 2024 margin: Solid R (+51.5) · D 23.7% · R 75.1% · Other 1.2%
• 2008→2024 swing: -30.6pp toward R · 2008: -20.9pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+50.2 2016: R+51.4 2012: R+33.3 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.53%
• Current HPI: 181.0103
• 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

+138.2% since first listed

7 events — show timeline

• 2026-05-12 Listed $90,500 GPRMLS
• 2025-05-26 Listing Removed — GPRMLS
• 2025-04-25 Listed $100,000 GPRMLS
• 2025-04-04 Listing Removed — GPRMLS
• 2024-10-03 Listed $100,000 GPRMLS
• 2019-05-17 Sold (Public Records) $33,400 Public Records
• 2005-10-27 Sold (Public Records) $38,000 Public Records

Property tax history

-0.9%/yr

Latest (2018): $936 · -0.5% YoY. Source: county tax records.