1041 11th St · Henderson, NE 68371

$179,900

3 bd · 1.0 ba · 1,576 sqft · SingleFamily public records · 169 Days on market

Built 1965 10,625 sqft lot $114/sqft · at area comps Est $229k · 22% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• Schools +5.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.4/10.0

Listing remarks MLS

This inviting 3-bedroom ranch-style home blends modern updates with timeless comfort, all tucked away on a quiet, peaceful street. Step inside to discover a beautifully remodeled kitchen featuring updated appliances, clean finishes, and an open layout that makes both everyday living and entertaining a pleasure. Newer luxury vinyl plank flooring flows throughout the main living areas, offering a warm, stylish look with durability and easy maintenance. The spacious living room provides a welcoming place to relax and soak up the ambiance of a woodburning fireplace, while the cozy sunroom is the perfect spot to enjoy morning coffee, read a book, or unwind while overlooking the outdoors. Three well-sized bedrooms offer flexibility for family, guests, or a home office. With its thoughtful updates, single-level convenience, and serene location, this home offers comfort, practicality, and a sense of calm that’s hard to find in any other community.

Key facts

• Updated appliances
• Remodeled kitchen
• Open layout

Tags

• REMODELED KITCHEN
• UPDATED APPLIANCES
• OPEN LAYOUT
• LUXURY VINYL PLANK FLOORING
• WOODBURNING FIREPLACE
• COZY SUNROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (34.4% below list).
• Recommended offer: $118k (34.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#66 in NE, #2,981 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Heartland Community Schools (rural): math 70% / reading 60% proficiency, ranked #30 of 245 in NE (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 9 active listings in the ZIP; 29 units permitted in York County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• York County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, 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 169 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $180k implies a 108% gain — meaningful room to come down on a strong offer.

Recommended offer $118,044 (34.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.66% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.74%
• DSCR: 0.74
• GRM: 12.7

CMA / ARV

• ARV (median comp): $229,354
• List price: $179,900
• Delta: -21.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1180 10th St	0.08mi	3/1.0	1,600 (+2%)	6mo	$200,000	$125	89
1160 10th St	0.12mi	2/3.0 (-1)	1,657 (+5%)	12mo	$295,000	$178	63
1181 18th St	0.51mi	4/3.0 (+1)	1,610 (+2%)	2mo	$365,000	$227	58
920 17th St	0.47mi	3/2.5	1,638 (+4%)	10mo	$235,000	$143	57
1011 16th St	0.34mi	3/2.0	1,428 (-9%)	12mo	$210,000	$147	54
901 11th St	0.14mi	2/2.0 (-1)	1,356 (-14%)	22mo	$210,000	$155	43
1600 Front St	0.39mi	2/1.5 (-1)	1,380 (-12%)	19mo	$172,000	$125	38
1531 Lampshire Dr	0.41mi	2/3.5 (-1)	1,743 (+11%)	14mo	$307,000	$176	36

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $82,605
• Equity at exit: $162,068

10-year hold

• IRR: 18.4%
• Equity multiple: 6.07×
• Total profit: $255,279
• Equity at exit: $349,506

Cash invested: $50,372 (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 68371

• Active inventory: 9
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-241

Break-even live

Break-even rent $1,485

Max offer price $137,330

Occupancy floor —

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $179,900 Active 169 DOM
2. 2026-06-17
   days on market $179,900 Active 168 DOM
3. 2026-06-16
   days on market $179,900 Active 167 DOM
4. 2026-06-16
   price $179,900 Active 166 DOM
5. 2026-06-15
   days on market $195,000 Active 166 DOM
6. 2026-06-13
   days on market $195,000 Active 164 DOM
7. 2026-06-12
   days on market $195,000 Active 163 DOM
8. 2026-06-09
   days on market $195,000 Active 160 DOM
9. 2026-06-08
   days on market $195,000 Active 159 DOM
10. 2026-06-07
    days on market $195,000 Active 158 DOM
11. 2026-06-05
    days on market $195,000 Active 156 DOM
12. 2026-06-04
    days on market $195,000 Active 154 DOM
13. 2026-06-02
    days on market $195,000 Active 153 DOM
14. 2026-06-01
    days on market $195,000 Active 152 DOM
15. 2026-05-31
    days on market $195,000 Active 151 DOM
16. 2026-05-01
    price $195,000 959-char remark

    Show marketing remark (959 chars)

    This inviting 3-bedroom ranch-style home blends modern updates with timeless comfort, all tucked away on a quiet, peaceful street. Step inside to discover a beautifully remodeled kitchen featuring updated appliances, clean finishes, and an open layout that makes both everyday living and entertaining a pleasure. Newer luxury vinyl plank flooring flows throughout the main living areas, offering a warm, stylish look with durability and easy maintenance. The spacious living room provides a welcoming place to relax and soak up the ambiance of a woodburning fireplace, while the cozy sunroom is the perfect spot to enjoy morning coffee, read a book, or unwind while overlooking the outdoors. Three well-sized bedrooms offer flexibility for family, guests, or a home office. With its thoughtful updates, single-level convenience, and serene location, this home offers comfort, practicality, and a sense of calm that’s hard to find in any other community.

17. 2025-12-31
    listed $205,000 New 959-char remark

    Show marketing remark (959 chars)

    This inviting 3-bedroom ranch-style home blends modern updates with timeless comfort, all tucked away on a quiet, peaceful street. Step inside to discover a beautifully remodeled kitchen featuring updated appliances, clean finishes, and an open layout that makes both everyday living and entertaining a pleasure. Newer luxury vinyl plank flooring flows throughout the main living areas, offering a warm, stylish look with durability and easy maintenance. The spacious living room provides a welcoming place to relax and soak up the ambiance of a woodburning fireplace, while the cozy sunroom is the perfect spot to enjoy morning coffee, read a book, or unwind while overlooking the outdoors. Three well-sized bedrooms offer flexibility for family, guests, or a home office. With its thoughtful updates, single-level convenience, and serene location, this home offers comfort, practicality, and a sense of calm that’s hard to find in any other community.

18. 2018-07-13
    soldstatus $86,500 685-char remark

    Show marketing remark (685 chars)

    Contract Pending. Comfy ranch home at a great price ready for a new family! Spacious living room, with beautiful brick fireplace, opens up to the quaint dining area. A few steps away you'll find the kitchen with the laundry room just around the corner. Three bedrooms provide plenty of space for everyone. Need some quiet time, head to the sunroom where you can relax and enjoy the serenity of your backyard. Storage room off the garage and workshop off the sunroom give you plenty of options for storage and/or hobbies. The backyard is a great size and there is a storage shed just waiting for your lawn mower! Contact your REALTOR® today to schedule your personal showing.

19. 2018-07-13
    soldstatus $87,000

    Show marketing remark (685 chars)

    Contract Pending. Comfy ranch home at a great price ready for a new family! Spacious living room, with beautiful brick fireplace, opens up to the quaint dining area. A few steps away you'll find the kitchen with the laundry room just around the corner. Three bedrooms provide plenty of space for everyone. Need some quiet time, head to the sunroom where you can relax and enjoy the serenity of your backyard. Storage room off the garage and workshop off the sunroom give you plenty of options for storage and/or hobbies. The backyard is a great size and there is a storage shed just waiting for your lawn mower! Contact your REALTOR® today to schedule your personal showing.

20. 2018-04-27
    listed $86,500 685-char remark

    Show marketing remark (685 chars)

    Contract Pending. Comfy ranch home at a great price ready for a new family! Spacious living room, with beautiful brick fireplace, opens up to the quaint dining area. A few steps away you'll find the kitchen with the laundry room just around the corner. Three bedrooms provide plenty of space for everyone. Need some quiet time, head to the sunroom where you can relax and enjoy the serenity of your backyard. Storage room off the garage and workshop off the sunroom give you plenty of options for storage and/or hobbies. The backyard is a great size and there is a storage shed just waiting for your lawn mower! Contact your REALTOR® today to schedule your personal showing.

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$1,250/yr (+$104/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,165
• − Mortgage interest: −$10,077
• − Property taxes: −$1,862
• − Insurance: −$900
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$5,233
• Taxable loss: −$6,173
• Est. tax savings @ 24.0%: +$1,482
• After-tax cash flow: $-1,410/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: Heartland Community Schools
• NCES district ID: 3100117
• Math proficiency: 70% ▲ 5.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $57,754
• Composite: 57.38/100
• National rank: #2285
• State rank: #30 of 245 in NE

Livability — Henderson

• Score: 77/100
• State rank: #66
• US rank: #2981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henderson, NE
• Population (ZIP): 1,199

Population outlook (York County) Hauer SSP2

• Today (2025): 13,976 people
• By 2030: 14,103 · +0.9%
• By 2040: 14,490 · +3.7%
• By 2050: 15,059 · +7.7%
• By 2075: 18,276 · +30.8%
• By 2100: 21,449 · +53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7%
• Common ancestry: Iranian 5% Lithuanian 5% Scotch-Irish 2%
• Foreign-born: 2%
• Languages at home: 94% English-only · German/W. Germanic 3% Arabic 2% Other Indo-European 1%

Political lean MEDSL · York

• 2024 margin: Solid R (+51.3) · D 23.6% · R 74.9% · Other 1.5%
• 2008→2024 swing: -2.0pp toward R · 2008: -49.3pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+51.8 2016: R+56.0 2012: R+55.4 2008: R+49.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 96.06%
• Current HPI: 366.36
• 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

+125.4% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $195,000 GPRMLS
• 2025-12-31 Listed $205,000 GPRMLS
• 2018-07-13 Sold (Public Records) $87,000 Public Records
• 2018-07-13 Sold (MLS) $86,500 GPRMLS
• 2018-04-27 Listed $86,500 GPRMLS

Property tax history

+6.6%/yr

Latest (2025): $1,862 · +53.3% YoY. Source: county tax records.