201 S Jefferson St · Bruning, NE 68322

$70,000

5 bd · 1.0 ba · 1,939 sqft · SingleFamily public records · 2 Days on market

Built 1910 7,841 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Appreciation +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 4 or 5-bedroom, 1-bath home, built in 1910 and set on a corner lot, keeps the character that makes vintage Nebraska houses worth holding on to. Original wood floors and woodwork, 9-foot ceilings, pocket doors between the living and dining rooms, French doors off the flex room, and a clawfoot tub in the bath. The kitchen and bathroom both have newer windows, and the covered front porch was lifted about two years ago, so you have a real spot to sit out front. Upstairs, three bedrooms each have walk-in closets, plus a landing big enough to claim as a reading nook or small office. The mechanicals and exterior have seen recent attention: roof and gutters are about 5 years old, leaf gutter g

Key facts

• Pocket doors
• 9 foot ceilings
• French doors

Tags

• ORIGINAL WOOD FLOORS
• 9 FOOT CEILINGS
• POCKET DOORS
• FRENCH DOORS
• CLAWFOOT TUB
• NEWER WINDOWS

Property features AI

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story single-family residence (residential); Property not new
• Construction: House built in 1910; Block foundation
• Exterior features: Front porch

Interior

• Kitchen: Kitchen on main floor with wood flooring, 9'+ ceiling, ceiling fan, and exterior door
• Bedrooms: Primary bedroom on 2nd floor with wood flooring, ceiling fan, and walk-in closet; Bedroom 2 on main floor with wall-to-wall carpeting; Bedroom 3 on 2nd floor with wall-to-wall carpeting, ceiling fan, and walk-in closet; Bedroom 4 on 2nd floor with wall-to-wall carpeting, ceiling fan, and walk-in closet; Office on main floor with wood flooring, 9'+ ceiling, ceiling fan, and exterior door
• Flooring: Wood flooring in kitchen, dining room, office, and primary bedroom; Wall-to-wall carpeting in living room and several bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Propane heating with forced air
• Interior features: Unfinished basement; Concrete floor in laundry; No fireplaces
• Laundry & utility: Laundry area with concrete floor

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 68/100 on livability (#258 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety C-, amenities F, commute F.
• Bruning-Davenport Unified System (rural): math 70% / reading 50% proficiency, ranked #65 of 245 in NE (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 3 units permitted in Thayer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $570 of equity ($484 loan paydown + $86 appreciation (0.1% local appreciation)).
• Thayer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $20k; list at $70k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1910 — 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 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?
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: 1.81% ✓
• Cap rate: 15.93%
• Cash-on-cash: 34.41%
• DSCR: 2.53
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 2.74×
• Total profit: $34,145
• Equity at exit: $20,759

10-year hold

• IRR: 38.5%
• Equity multiple: 5.36×
• Total profit: $85,432
• Equity at exit: $25,301

Cash invested: $19,600 (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 68322

• Home prices YoY: 0.1%
• Active inventory: 6
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $562

Break-even live

Break-even rent $553

Max offer price $70,000

Occupancy floor 51%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-12
   statusdays on market $70,000 Pending 2 DOM
2. 2026-06-09
   remarks 699-char remark
3. 2026-06-09
   listed $70,000 New 1 DOM

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: +$721/yr (+$60/mo · 147.4%)

ⓘ 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: $15,176
• − Mortgage interest: −$3,921
• − Property taxes: −$490
• − Insurance: −$350
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,036
• Taxable income: $5,951
• Est. tax owed @ 24.0%: −$1,428
• After-tax cash flow: $5,316/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: Bruning-Davenport Unified System
• NCES district ID: 3100124
• Math proficiency: 70% ▲ 10.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $46,647
• Composite: 52.41/100
• National rank: #3418
• State rank: #65 of 245 in NE

Livability — Bruning

• Score: 68/100
• State rank: #258
• US rank: #9269

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: Bruning, NE
• Population (ZIP): 520

Population outlook (Thayer County) Hauer SSP2

• Today (2025): 4,947 people
• By 2030: 4,983 · +0.7%
• By 2040: 5,052 · +2.1%
• By 2050: 5,224 · +5.6%
• By 2075: 6,247 · +26.3%
• By 2100: 6,520 · +31.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5% Native American 1%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Thayer

• 2024 margin: Solid R (+60.8) · D 19.1% · R 79.9% · Other 1.1%
• 2008→2024 swing: -27.4pp toward R · 2008: -33.4pp · 2024: -60.8pp
• All cycles: 2024: R+60.8 2020: R+56.3 2016: R+57.5 2012: R+43.0 2008: R+33.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.12%
• Current HPI: 220.4337
• 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

+244.4% since first listed

10 events — show timeline

• 2026-05-04 Listed $70,000 GPRMLS
• 2022-10-01 Listing Removed — GPRMLS
• 2022-08-02 Price Changed $75,000 GPRMLS
• 2022-08-01 Relisted — GPRMLS
• 2022-07-27 Pending — GPRMLS
• 2022-06-21 Price Changed $92,500 GPRMLS
• 2022-04-20 Price Changed $95,000 GPRMLS
• 2022-03-15 Price Changed $99,500 GPRMLS
• 2022-02-23 Listed $105,000 GPRMLS
• 2002-04-01 Sold (Public Records) $20,323 Public Records

Property tax history

+2.6%/yr

Latest (2025): $490 · +15.3% YoY. Source: county tax records.