619 Long Branch St · Humboldt, NE 68376

$70,000

2 bd · 1.0 ba · 788 sqft · SingleFamily public records · 23 Days on market

Built 1900

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Cute open floor plan. Spacious living room and kitchen. One master bedroom and newly remodeled master bathroom. Two car garage, front privacy fence, and chain link fence around the property. Over an acre of land. Backyard patio and separate detached car garage in back alley.

Key facts

• Open floor plan
• Backyard patio
• Front privacy fence

Tags

• OPEN FLOOR PLAN
• FRONT PRIVACY FENCE
• CHAIN LINK FENCE
• OVER AN ACRE OF LAND
• BACKYARD PATIO
• SEPARATE DETACHED CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($841 rent vs $70k).
• Recommended offer: $69k (1.5% 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.
• 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 $3k of equity ($484 loan paydown + $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $70k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.19%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.0%
• Equity multiple: 2.28×
• Total profit: $25,144
• Equity at exit: $33,570

10-year hold

• IRR: 22.5%
• Equity multiple: 4.39×
• Total profit: $66,423
• Equity at exit: $53,426

Cash invested: $19,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $841 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $232

Break-even live

Break-even rent $547

Max offer price $70,000

Occupancy floor 67%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $70,000 Active 23 DOM
2. 2026-06-17
   days on market $70,000 Active 22 DOM
3. 2026-06-16
   days on market $70,000 Active 21 DOM
4. 2026-06-15
   days on market $70,000 Active 20 DOM
5. 2026-06-13
   days on market $70,000 Active 18 DOM
6. 2026-06-12
   days on market $70,000 Active 17 DOM
7. 2026-06-09
   days on market $70,000 Active 14 DOM
8. 2026-06-08
   days on market $70,000 Active 13 DOM
9. 2026-06-07
   days on market $70,000 Active 12 DOM
10. 2026-06-07
    days on market $70,000 Active 11 DOM
11. 2026-06-04
    days on market $70,000 Active 8 DOM
12. 2026-06-02
    days on market $70,000 Active 7 DOM
13. 2026-06-01
    days on market $70,000 Active 6 DOM
14. 2026-05-31
    days on market $70,000 Active 5 DOM
15. 2026-05-26
    listed $70,000 Active
16. 2022-10-19
    soldstatus $27,000
17. 2016-12-06
    soldstatus $24,000
18. 2010-01-28
    soldstatus $24,000
19. 2007-10-19
    soldstatus $22,000
20. 2007-08-22
    soldstatus $15,000
21. 2005-12-22
    soldstatus $17,000

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: +$776/yr (+$65/mo · 178.7%)

ⓘ 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 4/10 Moderate
• 🌡 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: $10,090
• − Mortgage interest: −$3,921
• − Property taxes: −$434
• − Insurance: −$350
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$2,036
• Taxable income: $1,733
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,365/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

+311.8% since first listed

7 events — show timeline

• 2026-05-26 Listed $70,000 FSBO.com
• 2022-10-19 Sold (Public Records) $27,000 Public Records
• 2016-12-06 Sold (Public Records) $24,000 Public Records
• 2010-01-28 Sold (Public Records) $24,000 Public Records
• 2007-10-19 Sold (Public Records) $22,000 Public Records
• 2007-08-22 Sold (Public Records) $15,000 Public Records
• 2005-12-22 Sold (Public Records) $17,000 Public Records

Property tax history

-0.9%/yr

Latest (2022): $434 · -5.8% YoY. Source: county tax records.