408 11th St · Howard City (Boelus), NE 68820

$150,000

3 bd · 2.0 ba · 1,473 sqft · SingleFamily public records · 37 Days on market

Built 1915

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

House needs a lot of work large building needs a little work.

Key facts

• Built 1915
• Listed 36 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $2 ($27/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 $112k (25.6% below list).
• Recommended offer: $112k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Centura Public Schools (rural): math 59% / reading 58% proficiency, ranked #22 of 111 in NE (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Centura Elementary School (math 62% / reading 62%, grade B, #93 of 502 statewide, top 21%, 273 students, 36% FRL); Centura Secondary School (math 57% / reading 52%, grade C-, #80 of 261 statewide, top 37%, 208 students, 33% FRL).
• Market conditions: 1 active listings in the ZIP; 21 units permitted in Howard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Howard County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,590 (25.6% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.5%
• Equity multiple: 1.43×
• Total profit: $18,135
• Equity at exit: $67,446

10-year hold

• IRR: 10.2%
• Equity multiple: 2.53×
• Total profit: $64,268
• Equity at exit: $103,943

Cash invested: $42,000 (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 68820

• Active inventory: 1
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $2

Break-even live

Break-even rent $1,113

Max offer price $150,000

Occupancy floor 95%

Sensitivity live

Price	-10% $87	-5% $45	+0% $2	+5% $-40	+10% $-83
Rent	-10% $-86	-5% $-42	+0% $2	+5% $46	+10% $90
Rate	-1.0pp $78	-0.5pp $40	base $2	+0.5pp $-37	+1.0pp $-76

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $150,000 Active 37 DOM
2. 2026-06-21
   days on market $150,000 Active 36 DOM
3. 2026-06-19
   days on market $150,000 Active 34 DOM
4. 2026-06-18
   days on market $150,000 Active 33 DOM
5. 2026-06-17
   days on market $150,000 Active 32 DOM
6. 2026-06-16
   days on market $150,000 Active 31 DOM
7. 2026-06-15
   days on market $150,000 Active 30 DOM
8. 2026-06-14
   days on market $150,000 Active 28 DOM
9. 2026-06-12
   days on market $150,000 Active 27 DOM
10. 2026-06-09
    days on market $150,000 Active 24 DOM
11. 2026-06-08
    days on market $150,000 Active 23 DOM
12. 2026-06-07
    days on market $150,000 Active 22 DOM
13. 2026-06-02
    days on market $150,000 Active 17 DOM
14. 2026-06-01
    days on market $150,000 Active 16 DOM
15. 2026-05-31
    days on market $150,000 Active 15 DOM
16. 2026-05-30
    days on market $150,000 Active 14 DOM
17. 2026-05-17
    listed $150,000 Active

ⓘ 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: $362 · $30/mo
• Projected year-2 tax: $2,595 · $216/mo
• Expected delta: +$2,233/yr (+$186/mo · 616.7%)

ⓘ 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 ≥102°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: $13,391
• − Mortgage interest: −$8,402
• − Property taxes: −$362
• − Insurance: −$750
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$4,364
• Taxable loss: −$2,630
• Est. tax savings @ 24.0%: +$631
• After-tax cash flow: $658/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: Centura Public Schools
• NCES district ID: 3162950
• Math proficiency: 59% ▲ 2.00%
• Reading proficiency: 58% ▲ 2.00%
• Median HH income: $55,438
• Composite: 50.37/100
• National rank: #1874
• State rank: #22 of 111 in NE

Livability — Howard City (Boelus)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Howard City (Boelus), NE
• Population (ZIP): 266

Population outlook (Howard County) Hauer SSP2

• Today (2025): 6,621 people
• By 2030: 6,709 · +1.3%
• By 2040: 6,859 · +3.6%
• By 2050: 6,955 · +5.0%
• By 2075: 7,308 · +10.4%
• By 2100: 7,266 · +9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 12% Scottish 5%
• Foreign-born: 0% · Canada

Political lean MEDSL · Howard

• 2024 margin: Solid R (+62.7) · D 18.1% · R 80.8% · Other 1.1%
• 2008→2024 swing: -37.2pp toward R · 2008: -25.5pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.9 2016: R+58.8 2012: R+34.2 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-17 Listed $150,000 FSBO.com

Property tax history

-5.7%/yr

Latest (2025): $362 · -5.7% YoY. Source: county tax records.