601 Avenue A · Minatare, NE 69356

$115,000

4 bd · 1.0 ba · 1,446 sqft · SingleFamily public records · 86 Days on market

Built 1915 7,000 sqft lot $80/sqft · 24% below area Est $151k · 24% 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 +21.3/30.0
• ARV discount +15.0/15.0
• Appreciation +7.4/10.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 7,000 sq ft lot
• 2 garage spots
• Built 1915

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#391 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime D+.
• Minatare Public Schools (rural): math 30% / reading 30% proficiency, ranked #237 of 245 in NE (top 97%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 33 units permitted in Scotts Bluff County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($795 loan paydown + $6k appreciation (4.8% local appreciation)).
• Scotts Bluff County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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 D-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. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $151,075
• List price: $115,000
• Delta: -23.88%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Avenue C	0.19mi	3/2.0 (-1)	1,424 (-2%)	4mo	$215,000	$151	76
507 Avenue B	0.08mi	4/2.0	1,660 (+15%)	18mo	$178,000	$107	53

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

Projected returns pro-forma

4.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.13×
• Total profit: $36,275
• Equity at exit: $64,078

10-year hold

• IRR: 18.1%
• Equity multiple: 4.13×
• Total profit: $100,894
• Equity at exit: $109,699

Cash invested: $32,200 (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 69356

• Home prices YoY: 2.4%
• Active inventory: 14
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $169

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 81%

Sensitivity live

Price	-10% $249	-5% $209	+0% $169	+5% $129	+10% $90
Rent	-10% $73	-5% $121	+0% $169	+5% $217	+10% $266
Rate	-1.0pp $227	-0.5pp $198	base $169	+0.5pp $139	+1.0pp $109

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-06
   price $115,000
2. 2026-05-05
   price $99,000
3. 2026-04-03
   price $199,000
4. 2026-03-02
   listed $300,000 Active

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 19 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: $14,642
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$3,345
• Taxable income: $212
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $1,979/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: Minatare Public Schools
• NCES district ID: 3173800
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $37,609
• Composite: 27.85/100
• National rank: #12288
• State rank: #237 of 245 in NE

Livability — Minatare

• Score: 64/100
• State rank: #391
• US rank: #14803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minatare, NE
• Population (ZIP): 2,301

Population outlook (Scotts Bluff County) Hauer SSP2

• Today (2025): 35,740 people
• By 2030: 35,229 · -1.4%
• By 2040: 34,160 · -4.4%
• By 2050: 33,656 · -5.8%
• By 2075: 35,257 · -1.4%
• By 2100: 39,158 · +9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 18% Two or more races 11%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Scotch-Irish 1% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Scotts Bluff

• 2024 margin: Solid R (+47.7) · D 25.6% · R 73.4% · Other 1.0%
• 2008→2024 swing: -14.0pp toward R · 2008: -33.7pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+43.5 2016: R+48.9 2012: R+37.7 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.84%
• Current HPI: 211.2568
• 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

-61.7% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $115,000 WNBOR
• 2026-05-05 Price Changed $99,000 WNBOR
• 2026-04-03 Price Changed $199,000 WNBOR
• 2026-03-02 Listed $300,000 WNBOR

Property tax history

-3.5%/yr

Latest (2018): $18 · -51.6% YoY. Source: county tax records.