308 N St · Milligan, NE 68406

$142,000

2 bd · 1.0 ba · 1,766 sqft · SingleFamily public records · 35 Days on market

Built 1920 Est $120k · 18% over

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Why this score? — see what drove the D 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 +13.5/30.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Enjoy small town, rural Nebraska living at its finest. Located on a corner, double lot this property offers tons of room to enjoy the outdoors. Outside includes a large patio for grilling and other outdoor actives protected with a partially fenced in backyard. There is also large metal shed for that can be used for a garage or would be ideal for storage or projects. Inside you will find the recently updated kitchen, 3 bed, 1 bath layout. The house has recently had a new roof installed and is move in ready. Call your realtor for a showing today!

Key facts

• Crawl space
• Privacy fence
• Sunroom

Tags

• FENCED IN YARD
• PRIVACY FENCE
• CRAWL SPACE
• SUNROOM
• ORIGINAL HARD WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $5 ($63/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 $105k (25.8% below list).
• Recommended offer: $105k (25.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#365 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety C-, amenities F.
• Exeter-Milligan Public Schools (rural): math 45% / reading 45% proficiency, ranked #176 of 245 in NE (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 2 active listings in the ZIP; 10 units permitted in Fillmore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($982 loan paydown + $14k appreciation (10.0% local appreciation)).
• Fillmore County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago 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 $120k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,418 (25.8% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $120,088
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 N St	0.00mi	3/1.0 (+1)	1,766 (0%)	17mo	$120,000	$68	81

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.95×
• Total profit: $77,594
• Equity at exit: $127,925

10-year hold

• IRR: 21.6%
• Equity multiple: 6.74×
• Total profit: $228,080
• Equity at exit: $275,875

Cash invested: $39,760 (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 68406

• Home prices YoY: 5.7%
• Active inventory: 2
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$24 /mo · $284/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $5

Break-even live

Break-even rent $1,048

Max offer price $142,000

Occupancy floor 94%

Sensitivity live

Price	-10% $86	-5% $45	+0% $5	+5% $-198	+10% $-247
Rent	-10% $-78	-5% $-36	+0% $5	+5% $47	+10% $89
Rate	-1.0pp $77	-0.5pp $41	base $5	+0.5pp $-32	+1.0pp $-69

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $142,000 Active 35 DOM
2. 2026-06-18
   days on market $142,000 Active 33 DOM
3. 2026-06-17
   days on market $142,000 Active 32 DOM
4. 2026-06-16
   days on market $142,000 Active 31 DOM
5. 2026-06-15
   days on market $142,000 Active 30 DOM
6. 2026-06-13
   days on market $142,000 Active 28 DOM
7. 2026-06-12
   days on market $142,000 Active 27 DOM
8. 2026-06-09
   days on market $142,000 Active 24 DOM
9. 2026-06-08
   days on market $142,000 Active 23 DOM
10. 2026-06-07
    days on market $142,000 Active 22 DOM
11. 2026-06-07
    days on market $142,000 Active 21 DOM
12. 2026-06-04
    days on market $142,000 Active 18 DOM
13. 2026-06-02
    days on market $142,000 Active 17 DOM
14. 2026-06-01
    days on market $142,000 Active 16 DOM
15. 2026-05-31
    days on market $142,000 Active 15 DOM
16. 2026-05-17
    listed $142,000 Active
17. 2025-01-31
    soldstatus $120,000 Sold 550-char remark

    Show marketing remark (550 chars)

    Enjoy small town, rural Nebraska living at its finest. Located on a corner, double lot this property offers tons of room to enjoy the outdoors. Outside includes a large patio for grilling and other outdoor actives protected with a partially fenced in backyard. There is also large metal shed for that can be used for a garage or would be ideal for storage or projects. Inside you will find the recently updated kitchen, 3 bed, 1 bath layout. The house has recently had a new roof installed and is move in ready. Call your realtor for a showing today!

18. 2025-01-31
    soldstatus $120,000

    Show marketing remark (550 chars)

    Enjoy small town, rural Nebraska living at its finest. Located on a corner, double lot this property offers tons of room to enjoy the outdoors. Outside includes a large patio for grilling and other outdoor actives protected with a partially fenced in backyard. There is also large metal shed for that can be used for a garage or would be ideal for storage or projects. Inside you will find the recently updated kitchen, 3 bed, 1 bath layout. The house has recently had a new roof installed and is move in ready. Call your realtor for a showing today!

19. 2024-12-13
    status Pending 550-char remark

    Show marketing remark (550 chars)

    Enjoy small town, rural Nebraska living at its finest. Located on a corner, double lot this property offers tons of room to enjoy the outdoors. Outside includes a large patio for grilling and other outdoor actives protected with a partially fenced in backyard. There is also large metal shed for that can be used for a garage or would be ideal for storage or projects. Inside you will find the recently updated kitchen, 3 bed, 1 bath layout. The house has recently had a new roof installed and is move in ready. Call your realtor for a showing today!

20. 2024-11-06
    listed $125,900 New 550-char remark

    Show marketing remark (550 chars)

    Enjoy small town, rural Nebraska living at its finest. Located on a corner, double lot this property offers tons of room to enjoy the outdoors. Outside includes a large patio for grilling and other outdoor actives protected with a partially fenced in backyard. There is also large metal shed for that can be used for a garage or would be ideal for storage or projects. Inside you will find the recently updated kitchen, 3 bed, 1 bath layout. The house has recently had a new roof installed and is move in ready. Call your realtor for a showing today!

21. 2018-01-30
    soldstatus $23,554 974-char remark

    Show marketing remark (974 chars)

    A lot of property for the money here. House is 1,766 square feet and sits on 2-1/2 lots in Milligan. From the enclosed front porch you walk into the living room. The carpet has been removed and the hardwood floors are ready to be restored. The spacious dining room is just off the living room and opens up into a large kitchen. (Seller thinks it is possible there are hardwood floors under both the dining room and kitchen floor coverings.) There are two bedrooms, both with hardwood floors ready to be refinished, and there is a room in the back of the home, currently being used as an office, that could be remodeled into a third bedroom. The large utility room is just off the kitchen with a doorway that leads to an opening for the crawl space and then into the canning room. This home also features plenty of storage space. The enclosed porch at the back of the house takes you outside to enjoy the flower beds scattered around the property (there is even a tool shed).

22. 2018-01-30
    soldstatus $23,554

    Show marketing remark (974 chars)

    A lot of property for the money here. House is 1,766 square feet and sits on 2-1/2 lots in Milligan. From the enclosed front porch you walk into the living room. The carpet has been removed and the hardwood floors are ready to be restored. The spacious dining room is just off the living room and opens up into a large kitchen. (Seller thinks it is possible there are hardwood floors under both the dining room and kitchen floor coverings.) There are two bedrooms, both with hardwood floors ready to be refinished, and there is a room in the back of the home, currently being used as an office, that could be remodeled into a third bedroom. The large utility room is just off the kitchen with a doorway that leads to an opening for the crawl space and then into the canning room. This home also features plenty of storage space. The enclosed porch at the back of the house takes you outside to enjoy the flower beds scattered around the property (there is even a tool shed).

23. 2017-07-12
    listed $30,000 974-char remark

    Show marketing remark (974 chars)

    A lot of property for the money here. House is 1,766 square feet and sits on 2-1/2 lots in Milligan. From the enclosed front porch you walk into the living room. The carpet has been removed and the hardwood floors are ready to be restored. The spacious dining room is just off the living room and opens up into a large kitchen. (Seller thinks it is possible there are hardwood floors under both the dining room and kitchen floor coverings.) There are two bedrooms, both with hardwood floors ready to be refinished, and there is a room in the back of the home, currently being used as an office, that could be remodeled into a third bedroom. The large utility room is just off the kitchen with a doorway that leads to an opening for the crawl space and then into the canning room. This home also features plenty of storage space. The enclosed porch at the back of the house takes you outside to enjoy the flower beds scattered around the property (there is even a tool shed).

24. 2001-10-19
    soldstatus $22,500

ⓘ 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: $284 · $24/mo
• Projected year-2 tax: $2,457 · $205/mo
• Expected delta: +$2,172/yr (+$181/mo · 763.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $12,650
• − Mortgage interest: −$7,954
• − Property taxes: −$284
• − Insurance: −$710
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$4,131
• Taxable loss: −$2,453
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $652/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: Exeter-Milligan Public Schools
• NCES district ID: 3100133
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $52,248
• Composite: 41.08/100
• National rank: #7443
• State rank: #176 of 245 in NE

Livability — Milligan

• Score: 65/100
• State rank: #365
• US rank: #13585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milligan, NE
• Population (ZIP): 451

Population outlook (Fillmore County) Hauer SSP2

• Today (2025): 5,729 people
• By 2030: 5,696 · -0.6%
• By 2040: 5,561 · -2.9%
• By 2050: 5,412 · -5.5%
• By 2075: 5,437 · -5.1%
• By 2100: 5,373 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Iranian 3% Serbian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Fillmore

• 2024 margin: Solid R (+54.9) · D 22.0% · R 76.8% · Other 1.2%
• 2008→2024 swing: -22.6pp toward R · 2008: -32.3pp · 2024: -54.9pp
• All cycles: 2024: R+54.9 2020: R+52.9 2016: R+51.8 2012: R+41.8 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.36%
• Current HPI: 212.2268
• 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

+531.1% since first listed

9 events — show timeline

• 2026-05-17 Listed $142,000 FSBO.com
• 2025-01-31 Sold (Public Records) $120,000 Public Records
• 2025-01-31 Sold (MLS) $120,000 GPRMLS
• 2024-12-13 Pending — GPRMLS
• 2024-11-06 Listed $125,900 GPRMLS
• 2018-01-30 Sold (Public Records) $23,554 Public Records
• 2018-01-30 Sold (MLS) $23,554 GPRMLS
• 2017-07-12 Listed $30,000 GPRMLS
• 2001-10-19 Sold (Public Records) $22,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $284 · -1.7% YoY. Source: county tax records.