652 W 5th St · York, NE 68467

$89,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 270 Days on market

Built 1920 6,970 sqft lot $109/sqft · 8% below area Est $97k · 8% 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 +30.0/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a cozy recently updated home.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $-71 ($-852/yr) — negative.
• To cash-flow at today's rent, offer at most $76k (14.1% below list).
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $76k (14.1% below list) — sets the bar for cash-flow.
• Cap rate 11.1% vs local median 3.2% in York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#24 in NE, #1,666 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• York Public Schools (town): math 55% / reading 51% proficiency, ranked #55 of 111 in NE (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: York Elementary School (math 58% / reading 50%, grade C, #194 of 502 statewide, top 39%, 594 students, 50% FRL); York Middle School (math 54% / reading 52%, grade C+, #41 of 128 statewide, top 32%, 315 students, 44% FRL); York High School (math 52% / reading 47%, grade D, #107 of 261 statewide, top 52%, 522 students, 39% FRL).
• Market conditions: 75 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 29 units permitted in York County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• York County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $48k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,450 (14.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.28% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.12%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (median comp): $96,777
• List price: $89,000
• Delta: -8.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 W 9th St	0.27mi	2/1.0	736 (-10%)	2mo	$126,000	$171	69
812 N Platte Ave	0.48mi	2/1.0	870 (+7%)	3mo	$72,000	$83	64
215 N Burlington Ave	0.67mi	2/1.0	848 (+4%)	4mo	$100,000	$118	59
320 E 4th St	0.65mi	2/1.0	770 (-6%)	5mo	$90,000	$117	56
615 W 8th St	0.19mi	3/2.0 (+1)	898 (+10%)	12mo	$135,000	$150	56
314 N Burlington Ave	0.68mi	2/1.0	874 (+7%)	15mo	$55,000	$63	44
1014 N Nebraska Ave	0.71mi	2/1.0	916 (+12%)	22mo	$121,000	$132	28

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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-18,710
• Equity at exit: $13,270

10-year hold

• IRR: -14.6%
• Equity multiple: 0.15×
• Total profit: $-21,156
• Equity at exit: $7,695

Cash invested: $24,920 (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 68467

• Active inventory: 75
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-71

Break-even live

Break-even rent $1,231

Max offer price $76,450

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-46	+0% $-71	+5% $-96	+10% $-121
Rent	-10% $-161	-5% $-116	+0% $-71	+5% $-26	+10% $19
Rate	-1.0pp $-26	-0.5pp $-48	base $-71	+0.5pp $-94	+1.0pp $-118

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 S Hutchins Ave Unit 205 York, NE	3.0	1.0	996	$1,195	$1.20	45d	1	0.68mi
1201 S Hutchins Ave York, NE	2.0–3.0	1.0	905	$1,095	$1.21	45d	2	0.68mi
1241 S Hutchins Ave York, NE	2.0–3.0	1.0	905	$1,095	$1.21	45d	5	0.71mi
1315 N Iowa Ave York, NE	2.0	1.0	980	$1,200	$1.22	45d	1	0.89mi

Listing history 30 events

1. 2026-06-22
   days on market $89,000 Active 270 DOM
2. 2026-06-21
   days on market $89,000 Active 269 DOM
3. 2026-06-21
   days on market $89,000 Active 268 DOM
4. 2026-06-18
   days on market $89,000 Active 266 DOM
5. 2026-06-17
   days on market $89,000 Active 265 DOM
6. 2026-06-16
   days on market $89,000 Active 264 DOM
7. 2026-06-15
   days on market $89,000 Active 263 DOM
8. 2026-06-13
   days on market $89,000 Active 261 DOM
9. 2026-06-12
   days on market $89,000 Active 260 DOM
10. 2026-06-09
    days on market $89,000 Active 257 DOM
11. 2026-06-08
    days on market $89,000 Active 256 DOM
12. 2026-06-07
    days on market $89,000 Active 255 DOM
13. 2026-06-07
    days on market $89,000 Active 254 DOM
14. 2026-06-04
    days on market $89,000 Active 251 DOM
15. 2026-06-02
    days on market $89,000 Active 250 DOM
16. 2026-06-01
    days on market $89,000 Active 249 DOM
17. 2026-05-31
    days on market $89,000 Active 248 DOM
18. 2026-02-06
    price $89,000 37-char remark

    Show marketing remark (37 chars)

    This is a cozy recently updated home.

19. 2026-01-30
    price $99,900 37-char remark

    Show marketing remark (37 chars)

    This is a cozy recently updated home.

20. 2025-10-28
    price $109,900 37-char remark

    Show marketing remark (37 chars)

    This is a cozy recently updated home.

21. 2025-10-17
    price $129,900 37-char remark

    Show marketing remark (37 chars)

    This is a cozy recently updated home.

22. 2025-09-23
    listed $137,000 New 37-char remark

    Show marketing remark (37 chars)

    This is a cozy recently updated home.

23. 2024-06-28
    soldstatus $100,000
24. 2023-11-01
    historical
25. 2023-11-01
    soldstatus $68,900 Sold
26. 2023-11-01
    soldstatus $69,000
27. 2023-09-01
    status Pending
28. 2023-09-01
    listed $85,000 New
29. 2022-10-17
    soldstatus $85,000
30. 2012-10-15
    soldstatus $20,600

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $1,540 · $128/mo
• Expected delta: +$1,034/yr (+$86/mo · 204.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AE · 17% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°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: $13,694
• − Mortgage interest: −$4,985
• − Property taxes: −$506
• − Insurance: −$5,564
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,589
• Taxable loss: −$2,142
• Est. tax savings @ 24.0%: +$514
• After-tax cash flow: $-339/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: York Public Schools
• NCES district ID: 3179050
• Math proficiency: 55% ▼ -9.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $48,726
• Composite: 45.18/100
• National rank: #2675
• State rank: #55 of 111 in NE

Livability — York

• Score: 80/100
• State rank: #24
• US rank: #1666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: York, NE
• City population: 9,688
• Population (ZIP): 9,688

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Iranian 2% Romanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 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: ▼ -126.71%
• Current HPI: 192.5562
• 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

+332.0% since first listed

13 events — show timeline

• 2026-02-06 Price Changed $89,000 GPRMLS
• 2026-01-30 Price Changed $99,900 GPRMLS
• 2025-10-28 Price Changed $109,900 GPRMLS
• 2025-10-17 Price Changed $129,900 GPRMLS
• 2025-09-23 Listed $137,000 GPRMLS
• 2024-06-28 Sold (Public Records) $100,000 Public Records
• 2023-11-01 Listing Removed — GPRMLS
• 2023-11-01 Sold (Public Records) $69,000 Public Records
• 2023-11-01 Sold (MLS) $68,900 GPRMLS
• 2023-09-01 Pending — GPRMLS
• 2023-09-01 Listed $85,000 GPRMLS
• 2022-10-17 Sold (Public Records) $85,000 Public Records
• 2012-10-15 Sold (Public Records) $20,600 Public Records

Property tax history

+4.5%/yr

Latest (2025): $506 · +70.8% YoY. Source: county tax records.