1105 13th St · Auburn, NE 68035

$105,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 9 Days on market

Built 1910 7,000 sqft lot Est $138k · 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.6/10.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this delightful 2-bedroom home nestled on a beautifully maintained corner lot! Bursting with character and warmth, this inviting residence offers a surprisingly generous living space?perfect for cozy nights in or hosting family and friends. You will love the kitchen with extra cabinets and counter space as well as an adjacent room perfect for your pantry. With two comfortable bedrooms, a light-filled layout, and great outdoor potential, this home is perfect for anyone looking for low-maintenance living without sacrificing charm or space. Come see why this lovely corner-lot treasure won't last long!

Key facts

• Extra cabinets
• Counter space
• Adjacent room

Tags

• CORNER LOT
• EXTRA CABINETS
• COUNTER SPACE
• ADJACENT ROOM
• OUTDOOR POTENTIAL

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1910; One-story living (main-floor primary layout)
• Construction: Stone foundation
• Exterior features: Lot up to 1/4 acre (approximately 0.16 acre); Lot dimensions approximately 50 x 140; Lot included in sale

Interior

• Bedrooms: Master bedroom on the main floor; Second bedroom on the main floor
• Bathrooms: One full bathroom located on the main floor
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Partial basement (some finished area below grade not included); No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 77/100 on livability (#68 in NE, #3,032 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F.
• Auburn Public Schools (town): math 49% / reading 56% proficiency, ranked #58 of 111 in NE (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Auburn Middle School (math 52% / reading 57%, grade B-, #32 of 128 statewide, top 28%, 190 students, 42% FRL); Auburn High School (math 44% / reading 64%, grade C-, #80 of 261 statewide, top 37%, 247 students, 42% FRL).
• Market conditions: 3 active listings in the ZIP; 13 units permitted in Nemaha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.0% local appreciation)).
• Nemaha County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $12k; list at $105k implies a 775% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1910 — 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 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?
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: 1.06% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $137,592
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 10th St	0.25mi	3/2.0	1,088 (-0%)	11mo	$150,000	$138	75
1114 13th St	0.03mi	2/1.0 (-1)	1,046 (-4%)	21mo	$88,500	$85	69
1621 Courthouse Ave	0.26mi	3/1.0	1,232 (+13%)	12mo	$100,000	$81	56
1218 14th St	0.11mi	2/1.0 (-1)	988 (-10%)	22mo	$160,000	$162	56
1422 I St	0.19mi	3/1.0	967 (-11%)	22mo	$73,500	$76	54
1219 14th St	0.13mi	2/1.5 (-1)	1,220 (+12%)	23mo	$145,000	$119	48
1120 6th St	0.53mi	2/1.0 (-1)	960 (-12%)	7mo	$179,000	$186	44
1906 P St	0.56mi	2/2.0 (-1)	936 (-14%)	17mo	$117,500	$126	27

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: 17.1%
• Equity multiple: 1.97×
• Total profit: $28,586
• Equity at exit: $47,213

10-year hold

• IRR: 18.5%
• Equity multiple: 3.70×
• Total profit: $79,321
• Equity at exit: $72,760

Cash invested: $29,400 (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 68035

• Active inventory: 3
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $251

Break-even live

Break-even rent $793

Max offer price $105,000

Occupancy floor 72%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $105,000 Active 9 DOM
2. 2026-06-17
   days on market $105,000 Active 8 DOM
3. 2026-06-16
   days on market $105,000 Active 7 DOM
4. 2026-06-15
   statusdays on market $105,000 Active 6 DOM
5. 2026-06-13
   days on market $105,000 New 4 DOM
6. 2026-06-12
   days on market $105,000 New 3 DOM
7. 2026-06-09
   remarks 616-char remark
8. 2026-06-09
   listed $105,000 New 1 DOM

ⓘ 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: $385 · $32/mo
• Projected year-2 tax: $1,816 · $151/mo
• Expected delta: +$1,432/yr (+$119/mo · 372.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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: $13,327
• − Mortgage interest: −$5,882
• − Property taxes: −$385
• − Insurance: −$525
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$3,055
• Taxable income: $1,349
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $2,687/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: Auburn Public Schools
• NCES district ID: 3103330
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $45,761
• Composite: 44.43/100
• National rank: #2807
• State rank: #58 of 111 in NE

Livability — Auburn

• Score: 77/100
• State rank: #68
• US rank: #3032

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburn, NE

Population outlook (Nemaha County) Hauer SSP2

• Today (2025): 7,018 people
• By 2030: 6,911 · -1.5%
• By 2040: 6,730 · -4.1%
• By 2050: 6,738 · -4.0%
• By 2075: 7,053 · +0.5%
• By 2100: 7,347 · +4.7%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+775.0% since first listed

10 events — show timeline

• 2026-06-08 Listed $105,000 GPRMLS
• 2026-04-05 Listing Removed — GPRMLS
• 2026-01-20 Relisted — GPRMLS
• 2026-01-04 Listing Removed — GPRMLS
• 2026-01-04 Listed $105,000 GPRMLS
• 2025-12-23 Listing Removed — GPRMLS
• 2025-11-11 Price Changed $105,000 GPRMLS
• 2025-09-10 Price Changed $119,500 GPRMLS
• 2025-08-22 Listed $129,500 GPRMLS
• 1994-06-20 Sold (Public Records) $12,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $385 · -3.0% YoY. Source: county tax records.