726 Franklin St · Humboldt, NE 68376

$15,000

2 bd · 1.0 ba · 993 sqft · SingleFamily public records · 103 Days on market

Built 1900 0.31 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits with this 1.5 story home! With some renovation and vision this property could make a great fix-and-flip or rental. Situated in a quiet small town with plenty of yard space and strong upside potential for the right person. Schedule your showing today! AMA

Key facts

• 0.31 acre lot
• Built 1900
• Listed 102 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Built in 1900; Living area about 993 square feet; Property described as not new
• Construction: No foundation details listed
• Exterior features: Shed(s) on the property; Lot is between 1/4 and 1/2 acre; Lot dimensions approximately 35 x 43.5; Lot of about 0.31 acre

Interior

• Bedrooms: Master bedroom on the 2nd floor; Second bedroom on the 2nd floor
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas forced air heating
• Interior features: No fireplaces; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($889 rent vs $15k).
• Recommended offer: $14k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#217 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Humboldt Table Rock Steinauer (rural): math 50% / reading 40% proficiency, ranked #188 of 245 in NE (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 17 units permitted in Richardson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $633 of equity ($104 loan paydown + $529 appreciation (3.5% local appreciation)).
• Richardson County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.93% ✓
• Cap rate: 54.92%
• Cash-on-cash: 173.66%
• DSCR: 8.73
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $64,545
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
926 Edward St	0.30mi	2/1.0	960 (-3%)	1mo	$45,000	$47	80
834 Grand Ave	0.53mi	1/1.0 (-1)	996 (+0%)	2mo	$65,000	$65	68

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

Projected returns pro-forma

3.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.75×
• Total profit: $40,948
• Equity at exit: $7,193

10-year hold

• IRR: —
• Equity multiple: 22.67×
• Total profit: $91,021
• Equity at exit: $11,448

Cash invested: $4,200 (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 68376

• Home prices YoY: 2.0%
• Active inventory: 7
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$10 /mo · $118/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $608

Break-even live

Break-even rent $120

Max offer price $15,000

Occupancy floor 27%

Sensitivity live

Price	-10% $616	-5% $612	+0% $608	+5% $604	+10% $599
Rent	-10% $538	-5% $573	+0% $608	+5% $643	+10% $678
Rate	-1.0pp $615	-0.5pp $612	base $608	+0.5pp $604	+1.0pp $600

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $15,000 Active 103 DOM
2. 2026-06-21
   days on market $15,000 Active 102 DOM
3. 2026-06-18
   days on market $15,000 Active 100 DOM
4. 2026-06-17
   days on market $15,000 Active 99 DOM
5. 2026-06-16
   days on market $15,000 Active 98 DOM
6. 2026-06-15
   days on market $15,000 Active 97 DOM
7. 2026-06-13
   days on market $15,000 Active 95 DOM
8. 2026-06-12
   days on market $15,000 Active 94 DOM
9. 2026-06-09
   days on market $15,000 Active 91 DOM
10. 2026-06-08
    days on market $15,000 Active 90 DOM
11. 2026-06-07
    days on market $15,000 Active 89 DOM
12. 2026-06-07
    days on market $15,000 Active 88 DOM
13. 2026-06-04
    days on market $15,000 Active 85 DOM
14. 2026-06-02
    days on market $15,000 Active 84 DOM
15. 2026-06-01
    days on market $15,000 Active 83 DOM
16. 2026-05-31
    days on market $15,000 Active 82 DOM
17. 2026-03-10
    listed $15,000 New

ⓘ 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: $118 · $10/mo
• Projected year-2 tax: $260 · $22/mo
• Expected delta: +$141/yr (+$12/mo · 119.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,672
• − Mortgage interest: −$840
• − Property taxes: −$118
• − Insurance: −$75
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$436
• Taxable income: $7,495
• Est. tax owed @ 24.0%: −$1,799
• After-tax cash flow: $5,495/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: Humboldt Table Rock Steinauer
• NCES district ID: 3100179
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $41,706
• Composite: 40.09/100
• National rank: #7865
• State rank: #188 of 245 in NE

Livability — Humboldt

• Score: 70/100
• State rank: #217
• US rank: #7779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humboldt, NE
• City population: 1,127
• Population (ZIP): 1,127

Population outlook (Richardson County) Hauer SSP2

• Today (2025): 7,601 people
• By 2030: 7,309 · -3.8%
• By 2040: 6,764 · -11.0%
• By 2050: 6,277 · -17.4%
• By 2075: 5,559 · -26.9%
• By 2100: 4,967 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 3% Lithuanian 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Richardson

• 2024 margin: Solid R (+51.5) · D 23.7% · R 75.1% · Other 1.2%
• 2008→2024 swing: -30.6pp toward R · 2008: -20.9pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+50.2 2016: R+51.4 2012: R+33.3 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.53%
• Current HPI: 181.0103
• 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

1 event — show timeline

• 2026-03-10 Listed $15,000 GPRMLS

Property tax history

+6.0%/yr

Latest (2025): $118 · -11.1% YoY. Source: county tax records.