410 S Howard St · Kimball, NE 69145

$123,500

3 bd · 2.0 ba · 1,650 sqft · SingleFamily public records · 98 Days on market

Built 1917 $75/sqft · 21% below area Est $216k · 43% under

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Why this score? — see what drove the C 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Built 1917
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (4.7% below list).
• Recommended offer: $112k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#120 in NE, #4,631 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Kimball Public Schools (rural): math 39% / reading 43% proficiency, ranked #205 of 245 in NE (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mary Lynch Elementary (math 32% / reading 42%, grade F, #373 of 502 statewide, top 77%, 227 students, 53% FRL); Kimball Jr/Sr High School (math 17% / reading 27%, grade F, #248 of 261 statewide, top 95%, 167 students, 45% FRL).
• Market conditions: 35 active listings in the ZIP; 12 units permitted in Kimball County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $854 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kimball County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $62k; list at $124k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,385 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $215,939
• List price: $123,500
• Delta: -42.81%
• 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
415 S Nadine St	0.53mi	4/2.0 (+1)	1,652 (+0%)	3mo	$285,000	$173	67
801 S Walnut St	0.37mi	3/1.0	1,588 (-4%)	7mo	$167,500	$105	66
500 S Burg St	0.08mi	4/2.0 (+1)	1,892 (+15%)	4mo	$72,000	$38	63
507 S Cedar St	0.19mi	3/3.0	1,482 (-10%)	11mo	$105,000	$71	61
206 S Myrtle St	0.48mi	3/2.0	1,774 (+8%)	7mo	$145,000	$82	59
209 S Howard St	0.21mi	3/1.0	1,550 (-6%)	24mo	$76,500	$49	56
706 S Howard St	0.24mi	4/2.0 (+1)	1,424 (-14%)	10mo	$190,000	$133	52
611 S Cedar St	0.24mi	4/3.0 (+1)	1,424 (-14%)	7mo	$275,000	$193	51

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-13,220
• Equity at exit: $18,414

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,767
• Equity at exit: $10,678

Cash invested: $34,580 (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 69145

• Home prices YoY: -34.5%
• Active inventory: 35
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$648
• Tax from tax record: −$124 /mo · $1,491/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $107

Break-even live

Break-even rent $1,042

Max offer price $123,500

Occupancy floor 86%

Sensitivity live

Price	-10% $177	-5% $142	+0% $107	+5% $72	+10% $37
Rent	-10% $14	-5% $60	+0% $107	+5% $153	+10% $200
Rate	-1.0pp $169	-0.5pp $138	base $107	+0.5pp $75	+1.0pp $42

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: $30,875
• Closing costs: $3,705
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-06
   status Pending
2. 2026-04-21
   price $123,500
3. 2026-01-27
   listed $125,000 Active
4. 2025-12-10
   status Active
5. 2025-12-05
   status Pending
6. 2025-10-13
   price $129,500
7. 2025-08-17
   price $132,500
8. 2025-07-29
   price $139,500
9. 2025-07-07
   price $142,500
10. 2025-06-05
    price $147,000
11. 2025-05-02
    price $159,000
12. 2025-03-17
    status Active
13. 2025-03-05
    status Pending
14. 2025-02-24
    listed $169,000 Active
15. 2010-09-20
    soldstatus $62,500

ⓘ 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: $1,491 · $124/mo
• Projected year-2 tax: $2,137 · $178/mo
• Expected delta: +$645/yr (+$54/mo · 43.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 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: $14,127
• − Mortgage interest: −$6,918
• − Property taxes: −$1,491
• − Insurance: −$618
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$3,593
• Taxable loss: −$753
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $1,461/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: Kimball Public Schools
• NCES district ID: 3172570
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 43% ▲ 4.00%
• Median HH income: $42,641
• Composite: 37.0/100
• National rank: #9092
• State rank: #205 of 245 in NE

Livability — Kimball

• Score: 74/100
• State rank: #120
• US rank: #4631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kimball, NE
• Population (ZIP): 2,583

Population outlook (Kimball County) Hauer SSP2

• Today (2025): 3,547 people
• By 2030: 3,450 · -2.7%
• By 2040: 3,302 · -6.9%
• By 2050: 3,226 · -9.0%
• By 2075: 3,329 · -6.1%
• By 2100: 3,425 · -3.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 4% Italian 2% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Kimball

• 2024 margin: Solid R (+67.0) · D 15.8% · R 82.8% · Other 1.4%
• 2008→2024 swing: -16.9pp toward R · 2008: -50.1pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+69.0 2016: R+66.6 2012: R+49.9 2008: R+50.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.10%
• Current HPI: 190.3732
• 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

+97.6% since first listed

15 events — show timeline

• 2026-05-06 Pending — WNBOR
• 2026-04-21 Price Changed $123,500 WNBOR
• 2026-01-27 Listed $125,000 WNBOR
• 2025-12-10 Relisted — WNBOR
• 2025-12-05 Pending — WNBOR
• 2025-10-13 Price Changed $129,500 WNBOR
• 2025-08-17 Price Changed $132,500 WNBOR
• 2025-07-29 Price Changed $139,500 WNBOR
• 2025-07-07 Price Changed $142,500 WNBOR
• 2025-06-05 Price Changed $147,000 WNBOR
• 2025-05-02 Price Changed $159,000 WNBOR
• 2025-03-17 Relisted — WNBOR
• 2025-03-05 Pending — WNBOR
• 2025-02-24 Listed $169,000 WNBOR
• 2010-09-20 Sold (Public Records) $62,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,491 · +4095.4% YoY. Source: county tax records.