208 W 2nd St · Curtis, NE 69025

$24,929

2 bd · 1.0 ba · 1,002 sqft · SingleFamily public records · 47 Days on market

Built 1910 7,405 sqft lot $25/sqft · 79% below area ↓ 14% since listing

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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 +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 7,405 sq ft lot
• Garage
• Built 1910

Property features AI

Exterior

• Parking: Detached 1-car garage
• Home design: Single-family residence; Residential property
• Construction: Frame and stucco construction
• Exterior features: Lot approximately 0.17 acres

Interior

• Kitchen: Electric range
• Bathrooms: One main-level bathroom
• Interior features: Electric range; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#283 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Medicine Valley Public Schools (rural): math 50% / reading 50% proficiency, ranked #151 of 245 in NE (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Medicine Valley Elementary (math 47% / reading 62%, grade C, #161 of 502 statewide, top 38%, 117 students, 55% FRL); Medicine Valley Jr-Sr High School (math 44% / reading 54%, grade D, #107 of 261 statewide, top 52%, 92 students, 55% FRL) — zoned schools average 55% FRL vs 23% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 3 units permitted in Frontier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($173 loan paydown + $2k appreciation (8.6% local appreciation)).
• Frontier County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,181 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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.
6. 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.
7. 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: 3.77% ✓
• Cap rate: 33.10%
• Cash-on-cash: 95.74%
• DSCR: 5.26
• GRM: 2.2

CMA / ARV

• ARV (median comp): $119,518
• List price: $24,929
• Delta: -79.14%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

8.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.70×
• Total profit: $46,791
• Equity at exit: $20,036

10-year hold

• IRR: 99.8%
• Equity multiple: 16.69×
• Total profit: $109,535
• Equity at exit: $40,864

Cash invested: $6,980 (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 69025

• Home prices YoY: 4.0%
• Active inventory: 5
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $557

Break-even live

Break-even rent $234

Max offer price $24,929

Occupancy floor 36%

Sensitivity live

Price	-10% $571	-5% $564	+0% $557	+5% $550	+10% $543
Rent	-10% $483	-5% $520	+0% $557	+5% $594	+10% $631
Rate	-1.0pp $569	-0.5pp $563	base $557	+0.5pp $550	+1.0pp $544

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: $6,232
• Closing costs: $748
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $24,929 Active 47 DOM
2. 2026-06-21
   days on market $24,929 Active 46 DOM
3. 2026-06-18
   days on market $24,929 Active 44 DOM
4. 2026-06-17
   days on market $24,929 Active 43 DOM
5. 2026-06-16
   days on market $24,929 Active 42 DOM
6. 2026-06-15
   days on market $24,929 Active 41 DOM
7. 2026-06-13
   days on market $24,929 Active 39 DOM
8. 2026-06-12
   days on market $24,929 Active 38 DOM
9. 2026-06-09
   pricedays on market $24,929 Active 35 DOM
10. 2026-06-08
    days on market $26,241 Active 34 DOM
11. 2026-06-07
    days on market $26,241 Active 33 DOM
12. 2026-06-05
    days on market $26,241 Active 31 DOM
13. 2026-06-04
    days on market $26,241 Active 29 DOM
14. 2026-06-02
    days on market $26,241 Active 28 DOM
15. 2026-06-01
    days on market $26,241 Active 27 DOM
16. 2026-05-31
    days on market $26,241 Active 26 DOM
17. 2026-05-01
    listed $26,241 Active
18. 2004-09-21
    soldstatus $29,000

ⓘ 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: $524 · $44/mo
• Projected year-2 tax: $524 · $44/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $11,266
• − Mortgage interest: −$1,396
• − Property taxes: −$524
• − Insurance: −$125
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$725
• Taxable income: $6,693
• Est. tax owed @ 24.0%: −$1,606
• After-tax cash flow: $5,076/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: Medicine Valley Public Schools
• NCES district ID: 3173600
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $44,089
• Composite: 44.24/100
• National rank: #6187
• State rank: #151 of 245 in NE

Livability — Curtis

• Score: 67/100
• State rank: #283
• US rank: #10341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Curtis, NE
• Population (ZIP): 1,011

Population outlook (Frontier County) Hauer SSP2

• Today (2025): 2,384 people
• By 2030: 2,239 · -6.1%
• By 2040: 1,943 · -18.5%
• By 2050: 1,708 · -28.4%
• By 2075: 1,356 · -43.1%
• By 2100: 1,153 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Portuguese 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Frontier

• 2024 margin: Solid R (+72.9) · D 13.1% · R 86.0%
• 2008→2024 swing: -24.1pp toward R · 2008: -48.8pp · 2024: -72.9pp
• All cycles: 2024: R+72.9 2020: R+71.9 2016: R+72.1 2012: R+43.9 2008: R+48.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.64%
• Current HPI: 223.7152
• 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

-14.0% since first listed

3 events — show timeline

• 2026-06-09 Price Changed $24,929 WNBOR
• 2026-05-01 Listed $26,241 WNBOR
• 2004-09-21 Sold (Public Records) $29,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $524 · -5.6% YoY. Source: county tax records.