1203 N Iowa Ave · York, NE 68467

$55,000

2 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 45 Days on market

Built 1900 6,098 sqft lot $35/sqft · 71% below area ↓ 19% since listing

---

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
• ARV discount +7.5/15.0
• 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

Opportunity awaits you! Property sells 'as-is'!

Key facts

• 6,098 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Attached garage with space for one vehicle (covered)
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; Not new (built in 1900); Total living area approximately 1,103 square feet with about 928 above-grade and 175 below-grade finished
• Construction: Foundation: Other
• Exterior features: Front porch; Lot about 0.14 acre (approximately 49.73 x 119.49)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom on the main floor; Second bedroom on the main floor
• Bathrooms: One main-level bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Partial, partially finished basement (approximately 640 below-grade finished area); No fireplaces
• Laundry & utility: Washer/dryer location not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: 74 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1900 — 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 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?
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: 1.82% ✓
• Cap rate: 15.37%
• Cash-on-cash: 32.43%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (median comp): $131,494
• List price: $55,000
• Delta: -58.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1121 N East Ave	0.06mi	3/1.0 (+1)	1,628 (+4%)	1mo	$75,000	$46	85
1108 N Nebraska Ave	0.11mi	2/1.0	1,640 (+5%)	7mo	$175,500	$107	82
1125 N Burlington Ave	0.06mi	3/1.0 (+1)	1,400 (-11%)	6mo	$130,000	$93	69
22 Arbor Ct	0.30mi	3/1.0 (+1)	1,674 (+7%)	4mo	$218,000	$130	67
1217 N Grant Ave	0.19mi	3/2.0 (+1)	1,708 (+9%)	3mo	$173,500	$102	65
1003 N Blackburn Ave	0.32mi	2/1.5	1,684 (+7%)	10mo	$160,000	$95	63
423 E 6th St	0.40mi	3/1.0 (+1)	1,424 (-9%)	6mo	$150,000	$105	57
418 E 5th St	0.50mi	2/1.0	1,392 (-11%)	4mo	$150,000	$108	55
1730 N Main Ave	0.42mi	2/2.5	1,370 (-13%)	6mo	$369,300	$270	48
200 W 19th St	0.54mi	3/1.0 (+1)	1,400 (-11%)	10mo	$183,000	$131	44
1826 N York Ave	0.55mi	2/1.5	1,760 (+12%)	11mo	$240,000	$136	43
320 N East Ave	0.58mi	3/2.0 (+1)	1,784 (+14%)	7mo	$198,000	$111	35

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: 27.5%
• Equity multiple: 2.14×
• Total profit: $17,610
• Equity at exit: $8,201

10-year hold

• IRR: 35.0%
• Equity multiple: 4.22×
• Total profit: $49,517
• Equity at exit: $4,755

Cash invested: $15,400 (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: 74
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $416

Break-even live

Break-even rent $473

Max offer price $55,000

Occupancy floor 53%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1911 N Linden Ave Unit 09-612 York, NE	3.0	2.0	1345	$1,000	$0.74	44d	1	0.51mi

Listing history 15 events

1. 2026-06-18
   days on market $55,000 Active 45 DOM
2. 2026-06-17
   days on market $55,000 Active 44 DOM
3. 2026-06-16
   days on market $55,000 Active 43 DOM
4. 2026-06-15
   pricedays on market $55,000 Active 42 DOM
5. 2026-06-13
   days on market $61,500 Active 40 DOM
6. 2026-06-12
   days on market $61,500 Active 39 DOM
7. 2026-06-09
   days on market $61,500 Active 36 DOM
8. 2026-06-08
   days on market $61,500 Active 35 DOM
9. 2026-06-07
   days on market $61,500 Active 34 DOM
10. 2026-06-07
    days on market $61,500 Active 33 DOM
11. 2026-06-04
    days on market $61,500 Active 30 DOM
12. 2026-06-02
    days on market $61,500 Active 29 DOM
13. 2026-06-01
    days on market $61,500 Active 28 DOM
14. 2026-05-31
    days on market $61,500 Active 27 DOM
15. 2026-05-03
    listed $67,500 New 47-char remark

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $952 · $79/mo
• Expected delta: +$203/yr (+$17/mo · 27.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $12,000
• − Mortgage interest: −$3,081
• − Property taxes: −$749
• − Insurance: −$275
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,600
• Taxable income: $4,375
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $3,945/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

-18.5% since first listed

3 events — show timeline

• 2026-06-15 Price Changed $55,000 GPRMLS
• 2026-05-21 Price Changed $61,500 GPRMLS
• 2026-05-03 Listed $67,500 GPRMLS

Property tax history

-1.0%/yr

Latest (2025): $749 · +36.2% YoY. Source: county tax records.