1757 S 52 Rd · Talmage, NE 68448

$50,000

4 bd · 1.0 ba · 2,064 sqft · SingleFamily · 78 Days on market

Built 1920 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

**HOUSE TO BE MOVED** Charming 2-story farmhouse ready for its next chapter! This 4 bed, 1 bath home is full of character and timeless appeal, featuring beautiful wood floors, rich original trim, and stunning custom built-ins throughout. With its classic farmhouse design and spacious layout, this home offers an ideal opportunity to restore and make it your own. House to be moved to your desired location. Don't miss your chance to bring this one-of-a kind property back to life! Land is NOT for sale!

Key facts

• 2 story farmhouse
• Original trim
• Spacious layout

Tags

• 2 STORY FARMHOUSE
• BEAUTIFUL WOOD FLOORS
• ORIGINAL TRIM
• CUSTOM BUILT INS
• CLASSIC FARMHOUSE DESIGN
• SPACIOUS LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (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 $5k of equity ($346 loan paydown + $5k 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.88% ✓
• Cap rate: 25.30%
• Cash-on-cash: 67.88%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 79.1%
• Equity multiple: 6.55×
• Total profit: $77,694
• Equity at exit: $45,044

10-year hold

• IRR: 73.3%
• Equity multiple: 14.51×
• Total profit: $189,172
• Equity at exit: $97,139

Cash invested: $14,000 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $792

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 40%

Sensitivity live

Price	-10% $827	-5% $809	+0% $792	+5% $775	+10% $757
Rent	-10% $678	-5% $735	+0% $792	+5% $849	+10% $906
Rate	-1.0pp $817	-0.5pp $805	base $792	+0.5pp $779	+1.0pp $766

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $50,000 Active 78 DOM
2. 2026-06-18
   days on market $50,000 Active 76 DOM
3. 2026-06-17
   days on market $50,000 Active 75 DOM
4. 2026-06-16
   days on market $50,000 Active 74 DOM
5. 2026-06-15
   days on market $50,000 Active 73 DOM
6. 2026-06-13
   days on market $50,000 Active 71 DOM
7. 2026-06-12
   days on market $50,000 Active 70 DOM
8. 2026-06-09
   days on market $50,000 Active 67 DOM
9. 2026-06-08
   days on market $50,000 Active 66 DOM
10. 2026-06-07
    days on market $50,000 Active 65 DOM
11. 2026-06-07
    days on market $50,000 Active 64 DOM
12. 2026-06-04
    days on market $50,000 Active 61 DOM
13. 2026-06-02
    days on market $50,000 Active 60 DOM
14. 2026-06-01
    days on market $50,000 Active 59 DOM
15. 2026-05-31
    days on market $50,000 Active 58 DOM
16. 2026-04-03
    listed $50,000 New 503-char remark

    Show marketing remark (503 chars)

    **HOUSE TO BE MOVED** Charming 2-story farmhouse ready for its next chapter! This 4 bed, 1 bath home is full of character and timeless appeal, featuring beautiful wood floors, rich original trim, and stunning custom built-ins throughout. With its classic farmhouse design and spacious layout, this home offers an ideal opportunity to restore and make it your own. House to be moved to your desired location. Don't miss your chance to bring this one-of-a kind property back to life! Land is NOT for sale!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°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: $17,279
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$1,455
• Taxable income: $9,259
• Est. tax owed @ 24.0%: −$2,222
• After-tax cash flow: $7,282/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.

Condition & rehab AI · 13 photos

Fair 45/100 Extensive rehab

This 2-story farmhouse requires extensive repairs and updates, including painting, landscaping, and kitchen/bathroom updates. While the property has potential, the current condition is fair and the home is not move-in ready.

Repairs flagged

• Major Paint — Paint appears faded and needs repainting
• Major Exterior siding — Siding appears weathered and needs repainting or replacement
• Major Kitchen and bathrooms — No photos of kitchen and bathrooms, but based on the overall condition, they likely need significant updates

Value-add opportunities

• Both Painting the exterior and interior — Painting will improve the curb appeal and interior aesthetics
• Both Landscaping and yard maintenance — A well-maintained yard can increase both resale and rental value
• Both Kitchen and bathroom updates — Updating these spaces will significantly increase the home's value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded and needs repainting	Major	$15,000–50,000
Exterior siding · Siding appears weathered and needs repainting or replacement	Major	$15,000–50,000
Kitchen and bathrooms · No photos of kitchen and bathrooms, but based on the overall condition, they likely need significant updates	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting the exterior and interior — Painting will improve the curb appeal and interior aesthetics ↑
• Both Landscaping and yard maintenance — A well-maintained yard can increase both resale and rental value ↑
• Both Kitchen and bathroom updates — Updating these spaces will significantly increase the home's value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

• 2026-04-03 Listed $50,000 GPRMLS