740 6th Ave · Fairmont, NE 68354

$125,000

2 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 23 Days on market

Built 1973 0.29 ac lot Est $116k · 8% over

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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 +15.6/30.0
• Appreciation +9.2/10.0
• DSCR +4.8/10.0
• Schools +4.7/10.0
• ARV discount +4.1/15.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Contract Pending - Accepting Backup Offers - 3 bedroom, 3 bath home offering convenience and space, inside and out. This home features a primary suite, first floor laundry, and handicap accessibility from the 2 stall attached garage, with appliances included. Functional layout provides plenty of room for everyday living. Step outside to a large fenced yard complete with a garden area and patio. Situated on a large corner lot, and waiting for a new owner.

Key facts

• Garden area
• Fenced yard
• Primary suite

Tags

• PRIMARY SUITE
• FIRST FLOOR LAUNDRY
• HANDICAP ACCESSIBILITY
• FENCED YARD
• GARDEN AREA
• PATIO

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Two covered parking spaces (2 total)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; Residential property; Not new (built in 1973)
• Construction: Masonite exterior; Composition roof; Block foundation; Built in 1973
• Exterior features: Patio; Sprinkler system; Wood full fencing; Outbuilding

Interior

• Kitchen: Laminate flooring in kitchen; Range; Refrigerator; Dishwasher; Disposal; Water softener
• Bedrooms: Main-floor master bedroom with carpeting, window covering, and ceiling fan; Additional main-floor bedrooms with carpeting and window coverings
• Flooring: Carpet; Laminate
• Bathrooms: Three bathrooms total: one full bath, one three-quarter bath, and one half bath; Two bathrooms on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Window coverings; Full unfinished basement
• Laundry & utility: Washer; Dryer; Laundry area with laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $53 ($633/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 $105k (16.2% below list).
• Recommended offer: $105k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#313 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Fillmore Central Public Schools (rural): math 56% / reading 54% proficiency, ranked #41 of 111 in NE (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fillmore Central Elementary (math 57% / reading 57%, grade C+, #136 of 502 statewide, top 31%, 271 students, 27% FRL); Fillmore Central Middle School (math 52% / reading 52%, grade C+, #43 of 128 statewide, top 36%, 160 students, 43% FRL); Fillmore Central High School (math 64% / reading 54%, grade C+, #49 of 261 statewide, top 26%, 178 students, 38% FRL).
• Market conditions: 5 active listings in the ZIP; 10 units permitted in Fillmore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($864 loan paydown + $11k appreciation (8.4% local appreciation)).
• Fillmore County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $125k implies a 131% gain — meaningful room to come down on a strong offer.

Recommended offer $104,744 (16.2% below list)

Questions for the listing agent

1. Built in 1973 — 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 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?
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: 0.84% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $116,184
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 I St	0.13mi	3/1.0 (+1)	1,188 (-4%)	7mo	$111,300	$94	73
600 9th Ave	0.26mi	2/1.0	1,188 (-4%)	6mo	$66,000	$56	73
520 8th Ave	0.23mi	2/1.0	1,184 (-4%)	12mo	$155,000	$131	68
828 5th Ave	0.13mi	2/2.0	1,088 (-12%)	22mo	$147,000	$135	56
545 4th Ave	0.23mi	2/1.5	1,091 (-12%)	17mo	$80,000	$73	53

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

Projected returns pro-forma

8.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.66×
• Total profit: $58,092
• Equity at exit: $98,452

10-year hold

• IRR: 20.2%
• Equity multiple: 5.75×
• Total profit: $166,182
• Equity at exit: $198,847

Cash invested: $35,000 (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 68354

• Home prices YoY: 4.3%
• Active inventory: 5
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $53

Break-even live

Break-even rent $981

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $124	-5% $88	+0% $53	+5% $17	+10% $-18
Rent	-10% $-30	-5% $11	+0% $53	+5% $94	+10% $136
Rate	-1.0pp $116	-0.5pp $85	base $53	+0.5pp $20	+1.0pp $-13

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $125,000 Active 23 DOM
2. 2026-06-18
   days on market $125,000 Active 21 DOM
3. 2026-06-17
   days on market $125,000 Active 20 DOM
4. 2026-06-16
   days on market $125,000 Active 19 DOM
5. 2026-06-15
   days on market $125,000 Active 18 DOM
6. 2026-06-13
   days on market $125,000 Active 16 DOM
7. 2026-06-12
   days on market $125,000 Active 15 DOM
8. 2026-06-09
   days on market $125,000 Active 12 DOM
9. 2026-06-08
   days on market $125,000 Active 11 DOM
10. 2026-06-07
    days on market $125,000 Active 10 DOM
11. 2026-06-05
    days on market $125,000 Active 8 DOM
12. 2026-06-04
    days on market $125,000 Active 6 DOM
13. 2026-06-02
    statusdays on market $125,000 Active 5 DOM
14. 2026-06-01
    remarks 459-char remark
15. 2026-06-01
    days on market $125,000 New 4 DOM
16. 2026-05-31
    days on market $125,000 New 3 DOM
17. 2026-05-28
    listed $125,000 New
18. 2019-11-15
    soldstatus $54,000
19. 2015-03-06
    soldstatus $48,000

ⓘ 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: $805 · $67/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$1,357/yr (+$113/mo · 168.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $12,569
• − Mortgage interest: −$7,002
• − Property taxes: −$805
• − Insurance: −$625
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$3,636
• Taxable loss: −$1,510
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $996/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: Fillmore Central Public Schools
• NCES district ID: 3100118
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $47,623
• Composite: 46.72/100
• National rank: #2396
• State rank: #41 of 111 in NE

Livability — Fairmont

• Score: 66/100
• State rank: #313
• US rank: #11759

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: Fairmont, NE
• City population: 803
• Population (ZIP): 803

Population outlook (Fillmore County) Hauer SSP2

• Today (2025): 5,729 people
• By 2030: 5,696 · -0.6%
• By 2040: 5,561 · -2.9%
• By 2050: 5,412 · -5.5%
• By 2075: 5,437 · -5.1%
• By 2100: 5,373 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Iranian 4% Scotch-Irish 2% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Fillmore

• 2024 margin: Solid R (+54.9) · D 22.0% · R 76.8% · Other 1.2%
• 2008→2024 swing: -22.6pp toward R · 2008: -32.3pp · 2024: -54.9pp
• All cycles: 2024: R+54.9 2020: R+52.9 2016: R+51.8 2012: R+41.8 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.41%
• Current HPI: 204.0051
• 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

+160.4% since first listed

3 events — show timeline

• 2026-05-28 Listed $125,000 GPRMLS
• 2019-11-15 Sold (Public Records) $54,000 Public Records
• 2015-03-06 Sold (Public Records) $48,000 Public Records

Property tax history

+1.6%/yr

Latest (2019): $805 · -11.5% YoY. Source: county tax records.