300 S Cuming St · Pilger, NE 68768

$179,000

4 bd · 2.0 ba · 1,944 sqft · SingleFamily public records · 15 Days on market

Built 1905 0.50 ac lot Est $218k · 18% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• Appreciation +8.0/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

Located on almost a 1/2-acre corner lot this 4-bedroom home has many great things to offer! Property features an oversized one car detached garage with workshop space! You are invited into this home by a spacious foyer which leads into the living/dining area! Large patio doors allow lots of natural light into the space! One bedroom is present on the main floor as well as the home's full bathroom, laundry, large kitchen & panty! Upstairs you will find 3 bedrooms as well as a bonus room that would make a great office, storage space or closet! The second floor contains charming woodwork details! The basement is a great place for storage and also contains a 3/4 bathroom. This affordable h

Key facts

• Workshop space
• Natural light
• Bonus room

Tags

• CORNER LOT
• DETACHED GARAGE
• WORKSHOP SPACE
• SPACIOUS FOYER
• NATURAL LIGHT
• BONUS ROOM

Property features AI

Exterior

• Parking: Attached garage (1 covered space)
• Utilities: Public water; Public sewer
• Home design: Single-family home (residential); One-and-one-half story; Built in 1905
• Construction: Composition roof; Other foundation
• Exterior features: Patio; Lot approximately 0.499 acre (about 150 x 145); Lot size over 1/4 up to 1/2 acre

Interior

• Bedrooms: Primary bedroom on the main floor; Additional bedrooms on the second floor
• Bathrooms: Two bathrooms total (one full, one three-quarter); One main-level bathroom; One below-grade bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Partial basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (26.6% below list).
• Recommended offer: $131k (26.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#369 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Wisner-Pilger Public Schools (rural): math 51% / reading 52% proficiency, ranked #61 of 111 in NE (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 8 units permitted in Stanton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.0% local appreciation)).
• Stanton County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,392 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1905 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.73% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $217,728
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 Monroe St	0.12mi	3/2.0 (-1)	1,803 (-7%)	11mo	$170,000	$94	69
350 1st St	0.31mi	3/2.0 (-1)	2,016 (+4%)	19mo	$225,000	$112	58

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

Projected returns pro-forma

6.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.86×
• Total profit: $43,271
• Equity at exit: $113,110

10-year hold

• IRR: 13.4%
• Equity multiple: 3.68×
• Total profit: $134,101
• Equity at exit: $205,625

Cash invested: $50,120 (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 68768

• Home prices YoY: 1.8%
• Active inventory: 6
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-140

Break-even live

Break-even rent $1,492

Max offer price $154,198

Occupancy floor —

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $179,000 Pending 15 DOM
2. 2026-06-03
   days on market $179,000 Active 13 DOM
3. 2026-06-02
   days on market $179,000 Active 12 DOM
4. 2026-06-01
   days on market $179,000 Active 11 DOM
5. 2026-05-31
   days on market $179,000 Active 10 DOM
6. 2026-05-31
   days on market $179,000 Active 9 DOM
7. 2026-05-19
   listed $179,000 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: $1,981 · $165/mo
• Projected year-2 tax: $3,097 · $258/mo
• Expected delta: +$1,115/yr (+$93/mo · 56.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 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: $15,767
• − Mortgage interest: −$10,027
• − Property taxes: −$1,981
• − Insurance: −$895
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$5,207
• Taxable loss: −$4,866
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $-517/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: Wisner-Pilger Public Schools
• NCES district ID: 3100008
• Math proficiency: 51% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $46,046
• Composite: 43.65/100
• National rank: #2963
• State rank: #61 of 111 in NE

Livability — Pilger

• Score: 64/100
• State rank: #369
• US rank: #13716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pilger, NE
• Population (ZIP): 707

Population outlook (Stanton County) Hauer SSP2

• Today (2025): 5,408 people
• By 2030: 5,121 · -5.3%
• By 2040: 4,491 · -17.0%
• By 2050: 3,855 · -28.7%
• By 2075: 2,552 · -52.8%
• By 2100: 1,412 · -73.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Asian 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 2%
• Foreign-born: 5%
• Languages at home: 96% English-only · Tagalog/Filipino 4%

Political lean MEDSL · Stanton

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.2%
• 2008→2024 swing: -21.9pp toward R · 2008: -44.8pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.1 2016: R+63.9 2012: R+51.0 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.05%
• Current HPI: 343.6669
• 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

• 2026-05-19 Listed $179,000 GPRMLS

Property tax history

+2.5%/yr

Latest (2024): $1,981 · +4.0% YoY. Source: county tax records.