614 8th St · Fairbury, NE 68352

$65,000

1 bd · 1.0 ba · 759 sqft · SingleFamily public records · 10 Days on market

Built 1941 2,238 sqft lot Est $52k · 26% over

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Why this score? — see what drove the C 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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming remodeled 1 bed, plus 2 con-conforming bedrooms, 1 bath home located close to schools and shopping! This home has new windows and newer HVAC.

Key facts

• Remodeled
• Close to schools
• Close to shopping

Tags

• REMODELED
• NEW WINDOWS
• NEWER HVAC
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Detached covered garage (1 car); One total parking space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Fiber optic
• Home design: Single-family residence, two stories; Not new (built in 1941); Living area includes finished space above and below grade
• Construction: Wood siding; Composition roof; Block foundation; Year built 1941
• Exterior features: Deck; Chain link fencing; Paved road access; City lot with public sidewalk; Up to 1/4 acre lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Main floor primary bedroom (13 x 15)
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Partially finished basement; No fireplace; Luxury vinyl plank flooring
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $65k).
• Cap rate 10.8% vs local median 4.6% in Fairbury — 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 74/100 on livability (#125 in NE, #4,843 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Fairbury Public Schools (town): math 39% / reading 37% proficiency, ranked #101 of 111 in NE (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Elementary School (262 students, 56% FRL); Fairbury Jr-Sr High School (math 42% / reading 42%, grade F, #176 of 261 statewide, top 68%, 377 students, 55% FRL) — zoned schools average 55% FRL vs 39% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 6% 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 $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $25k; list at $65k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1941 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.31% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.23%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $51,612
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 G St	0.44mi	2/1.0 (+1)	735 (-3%)	3mo	$32,000	$44	66
818 C St	0.24mi	1/1.0	856 (+13%)	7mo	$63,829	$75	61
315 12th St	0.41mi	1/1.0	848 (+12%)	20mo	$58,000	$68	45
1116 A St	0.49mi	2/1.0 (+1)	648 (-15%)	22mo	$47,000	$73	30
1226 Oak St	0.67mi	2/1.0 (+1)	864 (+14%)	19mo	$33,500	$39	25

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $5,143
• Equity at exit: $9,692

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $24,658
• Equity at exit: $5,620

Cash invested: $18,200 (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 68352

• Home prices YoY: -9.9%
• Active inventory: 36
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $246

Break-even live

Break-even rent $538

Max offer price $65,000

Occupancy floor 66%

Sensitivity live

Price	-10% $283	-5% $265	+0% $246	+5% $228	+10% $209
Rent	-10% $179	-5% $213	+0% $246	+5% $280	+10% $313
Rate	-1.0pp $279	-0.5pp $263	base $246	+0.5pp $229	+1.0pp $212

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 K St Unit STREET-301 Fairbury, NE	2.0	1.5	1088	$850	$0.78	46d	1	0.40mi

Listing history 7 events

1. 2026-05-15
   listed $65,000 New
2. 2024-12-27
   historical
3. 2024-10-08
   listed $55,000 New
4. 2024-10-07
   historical
5. 2024-07-03
   price $55,000
6. 2024-06-13
   listed $65,000 New
7. 2024-03-11
   soldstatus $25,000

ⓘ 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: $689 · $57/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$436/yr (+$36/mo · 63.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $10,200
• − Mortgage interest: −$3,641
• − Property taxes: −$689
• − Insurance: −$325
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$1,891
• Taxable income: $2,022
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,468/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: Fairbury Public Schools
• NCES district ID: 3170440
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 37% ▲ 4.00%
• Median HH income: $40,800
• Composite: 31.97/100
• National rank: #5842
• State rank: #101 of 111 in NE

Livability — Fairbury

• Score: 74/100
• State rank: #125
• US rank: #4843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairbury, NE
• Population (ZIP): 4,897

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 6,961 people
• By 2030: 6,831 · -1.9%
• By 2040: 6,590 · -5.3%
• By 2050: 6,510 · -6.5%
• By 2075: 6,831 · -1.9%
• By 2100: 7,072 · +1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Iranian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+45.3) · D 26.7% · R 72.0% · Other 1.4%
• 2008→2024 swing: -29.6pp toward R · 2008: -15.8pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+42.9 2016: R+45.4 2012: R+28.4 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.22%
• Current HPI: 229.7519
• 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

+160.0% since first listed

7 events — show timeline

• 2026-05-15 Listed $65,000 GPRMLS
• 2024-12-27 Listing Removed — GPRMLS
• 2024-10-08 Listed $55,000 GPRMLS
• 2024-10-07 Listing Removed — GPRMLS
• 2024-07-03 Price Changed $55,000 GPRMLS
• 2024-06-13 Listed $65,000 GPRMLS
• 2024-03-11 Sold (Public Records) $25,000 Public Records

Property tax history

+14.4%/yr

Latest (2025): $689 · +115.7% YoY. Source: county tax records.