751 W South St · Fremont, NE 68025

$45,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 35 Days on market

Built 1905 6,534 sqft lot $59/sqft · 61% below area

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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
• Livability +3.8/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special. 2 bed 1.5 bath w 1 car detached.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1905

Property features AI

Finance

• Other: Building area total listed as 768 (units: square feet)
• Financial info: Tax details available but excluded per instructions
• HOA & community: HOA information not provided

Exterior

• Parking: Detached garage; One covered parking space (total of 1 parking space)
• Security: Security details not provided
• Utilities: Public water; Natural gas heating (see Heating & cooling)
• Home design: Single-family residence; Residential property; Built in 1905; Living area reported as 768 square feet; Not a new home
• Construction: Slab foundation; Construction materials and roof details not provided
• Exterior features: Lot size about 0.15 acre (approximately 46 x 140); Lot described as up to 1/4 acre

Interior

• Kitchen: Main-floor kitchen (approximately 13 x 16)
• Bedrooms: Master bedroom located on the main floor (approximately 7 x 13)
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Natural gas heat
• Interior features: No fireplaces; Crawl space foundation under the home
• Laundry & utility: Utility details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 3.3% in Fremont — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#92 in NE, #3,751 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, commute F.
• Fremont Public Schools (town): math 34% / reading 36% proficiency, ranked #103 of 111 in NE (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Elementary School (math 22% / reading 22%, grade F, #459 of 502 statewide, top 93%, 385 students, 81% FRL); Fremont Middle School (math 38% / reading 40%, grade F, #95 of 128 statewide, top 76%, 744 students, 66% FRL); Fremont Senior High School (math 42% / reading 48%, grade D-, #145 of 261 statewide, top 55%, 1,633 students, 55% FRL) — zoned schools average 67% FRL vs 46% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.1%/yr); 238 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 82 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $30k; list at $45k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.34% ✓
• Cap rate: 20.05%
• Cash-on-cash: 49.13%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (median comp): $115,036
• List price: $45,000
• Delta: -60.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
751 W South St	0.00mi	1/1.0 (-1)	768 (0%)	0mo	$30,000	$39	95
725 W Jackson St	0.13mi	2/1.0	720 (-6%)	9mo	$113,000	$157	76
747 Franklin St	0.23mi	2/1.0	713 (-7%)	12mo	$109,000	$153	67
320 North Nye Ave	0.31mi	2/1.0	783 (+2%)	19mo	$111,000	$142	66
309 S L St	0.09mi	1/2.0 (-1)	848 (+10%)	8mo	$136,000	$160	63
1302 W South St #8	0.39mi	2/1.0	806 (+5%)	13mo	$265,000	$329	63
253 S I St	0.25mi	2/1.0	678 (-12%)	15mo	$200,000	$295	56
334 S H St	0.35mi	2/1.0	721 (-6%)	23mo	$90,000	$125	54
548 W 5th St	0.38mi	2/2.0	816 (+6%)	20mo	$163,500	$200	51
825 W 9th St	0.60mi	2/1.0	864 (+12%)	1mo	$180,000	$208	51
749 W 9th St	0.60mi	2/1.0	871 (+13%)	14mo	$137,000	$157	38

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.65×
• Total profit: $-4,412
• Equity at exit: $6,710

10-year hold

• IRR: -14.6%
• Equity multiple: 0.42×
• Total profit: $-7,312
• Equity at exit: $3,891

Cash invested: $12,600 (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 68025

• Home prices YoY: -34.1%
• Rents YoY: -2.1%
• Active inventory: 238
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $89

Break-even live

Break-even rent $941

Max offer price $45,000

Occupancy floor 87%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
447 W Military Ave Apt 5 Fremont, NE	1.0	1.0	575	$800	$1.39	43d	1	0.54mi
505 N Main St Fremont, NE	1.0	1.0	557	$1,145	$2.05	43d	1	0.65mi

Listing history 12 events

1. 2026-05-31
   status $45,000 Pending 35 DOM
2. 2026-05-30
   days on market $45,000 Active 35 DOM
3. 2026-04-25
   listed $45,000 New 208-char remark
4. 2023-06-23
   soldstatus $30,000 Sold 50-char remark

   Show marketing remark (50 chars)

   Investor special. 2 bed 1.5 bath w 1 car detached.

5. 2023-06-23
   soldstatus $35,000

   Show marketing remark (50 chars)

   Investor special. 2 bed 1.5 bath w 1 car detached.

6. 2023-06-21
   status Pending 50-char remark

   Show marketing remark (50 chars)

   Investor special. 2 bed 1.5 bath w 1 car detached.

7. 2023-06-17
   listed $35,000 New 50-char remark

   Show marketing remark (50 chars)

   Investor special. 2 bed 1.5 bath w 1 car detached.

8. 2008-05-15
   soldstatus $31,000

   Show marketing remark (161 chars)

   COZY 1 BEDROOM WITH SITTING AREA 9 X 8 COULD BE USED AS NURSERY. UPDATED KITCHEN AND BATH. LARGE PANTRY 11 X 7, PORCH/ENTRY AREA. STORAGE SHED GREAT FOR OVERFLOW

9. 2008-05-15
   soldstatus $31,000

   Show marketing remark (161 chars)

   COZY 1 BEDROOM WITH SITTING AREA 9 X 8 COULD BE USED AS NURSERY. UPDATED KITCHEN AND BATH. LARGE PANTRY 11 X 7, PORCH/ENTRY AREA. STORAGE SHED GREAT FOR OVERFLOW

10. 2008-04-11
    historical

    Show marketing remark (161 chars)

    COZY 1 BEDROOM WITH SITTING AREA 9 X 8 COULD BE USED AS NURSERY. UPDATED KITCHEN AND BATH. LARGE PANTRY 11 X 7, PORCH/ENTRY AREA. STORAGE SHED GREAT FOR OVERFLOW

11. 2007-06-07
    listed $38,900

    Show marketing remark (161 chars)

    COZY 1 BEDROOM WITH SITTING AREA 9 X 8 COULD BE USED AS NURSERY. UPDATED KITCHEN AND BATH. LARGE PANTRY 11 X 7, PORCH/ENTRY AREA. STORAGE SHED GREAT FOR OVERFLOW

12. 2007-03-28
    soldstatus $15,000

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $778 · $65/mo
• Expected delta: +$33/yr (+$3/mo · 4.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 56% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $12,649
• − Mortgage interest: −$2,521
• − Property taxes: −$746
• − Insurance: −$5,344
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$1,309
• Taxable income: $706
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $902/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: Fremont Public Schools
• NCES district ID: 3170710
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $47,111
• Composite: 30.07/100
• National rank: #6347
• State rank: #103 of 111 in NE

Livability — Fremont

• Score: 76/100
• State rank: #92
• US rank: #3751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, NE
• County: Dodge County · 31,658 people
• City population: 31,658
• Metro: Fremont, NE
• Population (ZIP): 31,658
• Household income: $72,254
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 893.0

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 37,191 people
• By 2030: 37,238 · +0.1%
• By 2040: 37,256 · +0.2%
• By 2050: 37,494 · +0.8%
• By 2075: 39,165 · +5.3%
• By 2100: 40,221 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 2% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 14%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.6) · D 33.0% · R 65.7% · Other 1.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -12.0pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+32.1 2016: R+35.3 2012: R+22.7 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.59%
• Current HPI: 318.3329
• Rent YoY: ▼ -2.14%
• Metro: Fremont, NE
• 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

+100.0% since first listed

12 events — show timeline

• 2026-06-10 Sold (MLS) $30,000 GPRMLS
• 2026-05-30 Pending — GPRMLS
• 2026-04-25 Listed $45,000 GPRMLS
• 2023-06-23 Sold (Public Records) $35,000 Public Records
• 2023-06-23 Sold (MLS) $30,000 GPRMLS
• 2023-06-21 Pending — GPRMLS
• 2023-06-17 Listed $35,000 GPRMLS
• 2008-05-15 Sold (Public Records) $31,000 Public Records
• 2008-05-15 Sold (MLS) $31,000 GPRMLS
• 2008-04-11 Listing Removed — GPRMLS
• 2007-06-07 Listed $38,900 GPRMLS
• 2007-03-28 Sold (Public Records) $15,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $746 · +62.2% YoY. Source: county tax records.