207 State St · Brule, NE 69127

$57,500

1 bd · 1.0 ba · 704 sqft · SingleFamily public records · 23 Days on market

Built 1918

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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 +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

1 plus 1 bedroom. . 1 bathroom redone 2020 siding done 2022. Working appliances. WINDOW AIR GAS HEAT. If i remodel the price goes up. Was a rental as of 2025. Best offer. It will sell fast.

Key facts

• Built 1918
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#429 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, schools F.
• South Platte Public Schools (rural): math 35% / reading 35% proficiency, ranked #229 of 245 in NE (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 38 units permitted in Keith County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($398 loan paydown + $6k appreciation (10.0% local appreciation)).
• Keith County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,637 (1.5% below list)

Questions for the listing agent

1. Built in 1918 — 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. 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?
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: 2.78% ✓
• Cap rate: 25.05%
• Cash-on-cash: 67.00%
• DSCR: 3.98
• GRM: 3.0

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: 78.3%
• Equity multiple: 6.50×
• Total profit: $88,567
• Equity at exit: $51,801

10-year hold

• IRR: 72.4%
• Equity multiple: 14.40×
• Total profit: $215,803
• Equity at exit: $111,710

Cash invested: $16,100 (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 69127

• Home prices YoY: 2.6%
• Active inventory: 5
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$38 /mo · $451/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $899

Break-even live

Break-even rent $460

Max offer price $57,500

Occupancy floor 39%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $57,500 Active 23 DOM
2. 2026-06-17
   days on market $57,500 Active 22 DOM
3. 2026-06-16
   days on market $57,500 Active 21 DOM
4. 2026-06-15
   days on market $57,500 Active 20 DOM
5. 2026-06-13
   days on market $57,500 Active 18 DOM
6. 2026-06-12
   days on market $57,500 Active 17 DOM
7. 2026-06-09
   days on market $57,500 Active 14 DOM
8. 2026-06-08
   days on market $57,500 Active 13 DOM
9. 2026-06-07
   days on market $57,500 Active 12 DOM
10. 2026-06-07
    days on market $57,500 Active 11 DOM
11. 2026-06-04
    days on market $57,500 Active 8 DOM
12. 2026-06-02
    days on market $57,500 Active 7 DOM
13. 2026-06-01
    days on market $57,500 Active 6 DOM
14. 2026-05-31
    days on market $57,500 Active 5 DOM
15. 2026-05-26
    listed $57,500 Active

ⓘ 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: $451 · $38/mo
• Projected year-2 tax: $995 · $83/mo
• Expected delta: +$543/yr (+$45/mo · 120.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $19,169
• − Mortgage interest: −$3,221
• − Property taxes: −$451
• − Insurance: −$288
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$1,673
• Taxable income: $10,469
• Est. tax owed @ 24.0%: −$2,513
• After-tax cash flow: $8,274/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: South Platte Public Schools
• NCES district ID: 3100110
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $41,990
• Composite: 32.21/100
• National rank: #10955
• State rank: #229 of 245 in NE

Livability — Brule

• Score: 62/100
• State rank: #429
• US rank: #16543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brule, NE
• Population (ZIP): 751

Population outlook (Keith County) Hauer SSP2

• Today (2025): 7,706 people
• By 2030: 7,508 · -2.6%
• By 2040: 7,139 · -7.4%
• By 2050: 6,916 · -10.3%
• By 2075: 6,810 · -11.6%
• By 2100: 6,635 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 5% Russian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Keith

• 2024 margin: Solid R (+63.9) · D 17.4% · R 81.3% · Other 1.2%
• 2008→2024 swing: -14.3pp toward R · 2008: -49.6pp · 2024: -63.9pp
• All cycles: 2024: R+63.9 2020: R+63.7 2016: R+67.0 2012: R+52.6 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.24%
• Current HPI: 435.9707
• 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

• 2026-05-26 Listed $57,500 FSBO.com

Property tax history

+11.6%/yr

Latest (2025): $451 · +15.6% YoY. Source: county tax records.