953 K St · Loup City, NE 68853

$120,000

3 bd · 2.0 ba · 1,089 sqft · SingleFamily public records · 133 Days on market

Built 1908 $110/sqft · at area comps Est $117k · at est.

---

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 +17.4/30.0
• Appreciation +6.8/10.0
• ARV discount +6.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PROPERTY TO SELL IN AS-IS CONDITION

Key facts

• 720 garage spots
• Built 1908
• Listed 132 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (11.6% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#137 in NE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Loup City Public Schools (rural): math 40% / reading 35% proficiency, ranked #225 of 245 in NE (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Loup City Elementary School (math 52% / reading 37%, grade F, #289 of 502 statewide, top 63%, 201 students, 48% FRL); Loup City High School (math 32% / reading 37%, grade F, #208 of 261 statewide, top 86%, 129 students, 59% FRL) — zoned schools average 54% FRL vs 31% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP; 4 units permitted in Sherman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($830 loan paydown + $4k appreciation (3.6% local appreciation)).
• Sherman County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $36k; list at $120k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $117,421
• List price: $120,000
• Delta: 2.20%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

3.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.71×
• Total profit: $23,764
• Equity at exit: $57,853

10-year hold

• IRR: 13.7%
• Equity multiple: 3.15×
• Total profit: $72,183
• Equity at exit: $92,315

Cash invested: $33,600 (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 68853

• Home prices YoY: 1.8%
• Active inventory: 7
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $89

Break-even live

Break-even rent $948

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $157	-5% $123	+0% $89	+5% $55	+10% $21
Rent	-10% $5	-5% $47	+0% $89	+5% $131	+10% $173
Rate	-1.0pp $150	-0.5pp $120	base $89	+0.5pp $58	+1.0pp $26

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $120,000 Active 133 DOM
2. 2026-06-21
   days on market $120,000 Active 132 DOM
3. 2026-06-18
   days on market $120,000 Active 130 DOM
4. 2026-06-17
   days on market $120,000 Active 129 DOM
5. 2026-06-16
   days on market $120,000 Active 128 DOM
6. 2026-06-15
   days on market $120,000 Active 127 DOM
7. 2026-06-13
   days on market $120,000 Active 125 DOM
8. 2026-06-12
   days on market $120,000 Active 124 DOM
9. 2026-06-09
   days on market $120,000 Active 121 DOM
10. 2026-06-08
    days on market $120,000 Active 120 DOM
11. 2026-06-07
    days on market $120,000 Active 119 DOM
12. 2026-06-05
    days on market $120,000 Active 117 DOM
13. 2026-06-04
    days on market $120,000 Active 115 DOM
14. 2026-06-02
    days on market $120,000 Active 114 DOM
15. 2026-06-01
    days on market $120,000 Active 113 DOM
16. 2026-05-31
    days on market $120,000 Active 112 DOM
17. 2026-01-27
    listed $120,000 Active 35-char remark

    Show marketing remark (35 chars)

    PROPERTY TO SELL IN AS-IS CONDITION

18. 2018-11-21
    soldstatus $36,000
19. 2018-11-19
    soldstatus $36,500 292-char remark

    Show marketing remark (292 chars)

    Property consists of 3 Bedrooms. Upstairs are: 2 bedrooms, 1 bath and a storage room. Main level has 1 Bedroom, Living Room-Dining Room Combination, Kitchen, 1 Bath, Enclosed Front Porch & Enclosed Back Porch. Detached 2 car garage on corner lot. * 2018 TAXES are Homestead Tax Exempt *

20. 2015-10-09
    listed $46,500 292-char remark

    Show marketing remark (292 chars)

    Property consists of 3 Bedrooms. Upstairs are: 2 bedrooms, 1 bath and a storage room. Main level has 1 Bedroom, Living Room-Dining Room Combination, Kitchen, 1 Bath, Enclosed Front Porch & Enclosed Back Porch. Detached 2 car garage on corner lot. * 2018 TAXES are Homestead Tax Exempt *

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $2,076 · $173/mo
• Expected delta: +$1,238/yr (+$103/mo · 147.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $12,734
• − Mortgage interest: −$6,722
• − Property taxes: −$838
• − Insurance: −$600
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$3,491
• Taxable loss: −$955
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $1,299/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: Loup City Public Schools
• NCES district ID: 3173090
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $41,073
• Composite: 34.11/100
• National rank: #10285
• State rank: #225 of 245 in NE

Livability — Loup City

• Score: 73/100
• State rank: #137
• US rank: #5078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loup City, NE
• Population (ZIP): 1,309

Population outlook (Sherman County) Hauer SSP2

• Today (2025): 2,867 people
• By 2030: 2,728 · -4.8%
• By 2040: 2,450 · -14.5%
• By 2050: 2,186 · -23.8%
• By 2075: 1,961 · -31.6%
• By 2100: 1,919 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2% Salvadoran 1%
• Common ancestry: Romanian 30% Lithuanian 1% Scottish 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Sherman

• 2024 margin: Solid R (+60.2) · D 19.4% · R 79.7%
• 2008→2024 swing: -37.0pp toward R · 2008: -23.2pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.6 2016: R+51.8 2012: R+24.5 2008: R+23.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.57%
• Current HPI: 203.0385
• 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

+158.1% since first listed

4 events — show timeline

• 2026-01-27 Listed $120,000 GMNMLS
• 2018-11-21 Sold (Public Records) $36,000 Public Records
• 2018-11-19 Sold (MLS) $36,500 GMNMLS
• 2015-10-09 Listed $46,500 GMNMLS

Property tax history

+1.6%/yr

Latest (2025): $838 · -1.0% YoY. Source: county tax records.