303 Stafford St · Waco, NE 68460

$94,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 90 Days on market

Built 1989 10,019 sqft lot ↓ 27% 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.0/10.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This well-kept 3 bedroom, 2 bathroom home offers comfort, space, and outstanding value for buyers looking for a move-in ready property. The home features a large primary suite with a private full bathroom and walk-in closet, providing a comfortable retreat with plenty of storage. The layout offers functional living space and practical design, ideal for families, first-time home buyers, or anyone searching for an affordable 3 bedroom home with a primary suite. Outside, you'll find a large 2-car detached garage with plenty of room for vehicles, a workshop, plus an additional storage shed for lawn equipment or hobbies. The property also includes a storm shelter, providing added safety and peace of mind during severe weather. With low-maintenance vinyl siding, generous storage, and multiple outbuildings, this home delivers exceptional value for buyers seeking space, functionality, and affordability in a 3 bedroom, 2 bath home.

Key facts

• Walk-in closet
• Storm shelter
• Large primary suite

Tags

• LARGE PRIMARY SUITE
• PRIVATE FULL BATHROOM
• WALK-IN CLOSET
• DETACHED GARAGE
• STORM SHELTER
• MULTIPLE OUTBUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#213 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, amenities F, commute F.
• Centennial Public Schools (rural): math 58% / reading 53% proficiency, ranked #32 of 111 in NE (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 29 units permitted in York County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($656 loan paydown + $3k appreciation (3.0% local appreciation)).
• York County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 90 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.21% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.48%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.3%
• Equity multiple: 2.04×
• Total profit: $27,637
• Equity at exit: $42,671

10-year hold

• IRR: 19.6%
• Equity multiple: 3.85×
• Total profit: $75,737
• Equity at exit: $65,761

Cash invested: $26,572 (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 68460

• Active inventory: 3
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $254

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 73%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $94,900 Pending 90 DOM
2. 2026-06-04
   days on market $94,900 Active 87 DOM
3. 2026-06-02
   days on market $94,900 Active 86 DOM
4. 2026-06-01
   days on market $94,900 Active 85 DOM
5. 2026-05-31
   days on market $94,900 Active 84 DOM
6. 2026-05-04
   price $94,900 939-char remark

   Show marketing remark (939 chars)

   This well-kept 3 bedroom, 2 bathroom home offers comfort, space, and outstanding value for buyers looking for a move-in ready property. The home features a large primary suite with a private full bathroom and walk-in closet, providing a comfortable retreat with plenty of storage. The layout offers functional living space and practical design, ideal for families, first-time home buyers, or anyone searching for an affordable 3 bedroom home with a primary suite. Outside, you'll find a large 2-car detached garage with plenty of room for vehicles, a workshop, plus an additional storage shed for lawn equipment or hobbies. The property also includes a storm shelter, providing added safety and peace of mind during severe weather. With low-maintenance vinyl siding, generous storage, and multiple outbuildings, this home delivers exceptional value for buyers seeking space, functionality, and affordability in a 3 bedroom, 2 bath home.

7. 2026-04-20
   price $104,900 939-char remark

   Show marketing remark (939 chars)

   This well-kept 3 bedroom, 2 bathroom home offers comfort, space, and outstanding value for buyers looking for a move-in ready property. The home features a large primary suite with a private full bathroom and walk-in closet, providing a comfortable retreat with plenty of storage. The layout offers functional living space and practical design, ideal for families, first-time home buyers, or anyone searching for an affordable 3 bedroom home with a primary suite. Outside, you'll find a large 2-car detached garage with plenty of room for vehicles, a workshop, plus an additional storage shed for lawn equipment or hobbies. The property also includes a storm shelter, providing added safety and peace of mind during severe weather. With low-maintenance vinyl siding, generous storage, and multiple outbuildings, this home delivers exceptional value for buyers seeking space, functionality, and affordability in a 3 bedroom, 2 bath home.

8. 2026-03-30
   price $114,900 939-char remark

   Show marketing remark (939 chars)

   This well-kept 3 bedroom, 2 bathroom home offers comfort, space, and outstanding value for buyers looking for a move-in ready property. The home features a large primary suite with a private full bathroom and walk-in closet, providing a comfortable retreat with plenty of storage. The layout offers functional living space and practical design, ideal for families, first-time home buyers, or anyone searching for an affordable 3 bedroom home with a primary suite. Outside, you'll find a large 2-car detached garage with plenty of room for vehicles, a workshop, plus an additional storage shed for lawn equipment or hobbies. The property also includes a storm shelter, providing added safety and peace of mind during severe weather. With low-maintenance vinyl siding, generous storage, and multiple outbuildings, this home delivers exceptional value for buyers seeking space, functionality, and affordability in a 3 bedroom, 2 bath home.

9. 2026-03-08
   listed $129,900 New 939-char remark

   Show marketing remark (939 chars)

   This well-kept 3 bedroom, 2 bathroom home offers comfort, space, and outstanding value for buyers looking for a move-in ready property. The home features a large primary suite with a private full bathroom and walk-in closet, providing a comfortable retreat with plenty of storage. The layout offers functional living space and practical design, ideal for families, first-time home buyers, or anyone searching for an affordable 3 bedroom home with a primary suite. Outside, you'll find a large 2-car detached garage with plenty of room for vehicles, a workshop, plus an additional storage shed for lawn equipment or hobbies. The property also includes a storm shelter, providing added safety and peace of mind during severe weather. With low-maintenance vinyl siding, generous storage, and multiple outbuildings, this home delivers exceptional value for buyers seeking space, functionality, and affordability in a 3 bedroom, 2 bath home.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 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: $13,823
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$2,761
• Taxable income: $1,636
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $2,657/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: Centennial Public Schools
• NCES district ID: 3100099
• Math proficiency: 58% ▲ 9.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $55,898
• Composite: 47.94/100
• National rank: #2206
• State rank: #32 of 111 in NE

Livability — Waco

• Score: 70/100
• State rank: #213
• US rank: #7644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waco, NE
• Population (ZIP): 665

Population outlook (York County) Hauer SSP2

• Today (2025): 13,976 people
• By 2030: 14,103 · +0.9%
• By 2040: 14,490 · +3.7%
• By 2050: 15,059 · +7.7%
• By 2075: 18,276 · +30.8%
• By 2100: 21,449 · +53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Romanian 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Chinese 1%

Political lean MEDSL · York

• 2024 margin: Solid R (+51.3) · D 23.6% · R 74.9% · Other 1.5%
• 2008→2024 swing: -2.0pp toward R · 2008: -49.3pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+51.8 2016: R+56.0 2012: R+55.4 2008: R+49.3

Not yet ingested

• 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

-26.9% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $94,900 GPRMLS
• 2026-04-20 Price Changed $104,900 GPRMLS
• 2026-03-30 Price Changed $114,900 GPRMLS
• 2026-03-08 Listed $129,900 GPRMLS

Property tax history

-74.6%/yr

Latest (2016): $18 · -74.6% YoY. Source: county tax records.