431 Linden St · Sutherland, NE 69165

$120,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 301 Days on market

Built 1910 1.50 ac lot $139/sqft · 22% below area Est $153k · 22% under ↓ 4% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Selling As-Is. Investment opportunity awaits with lots of possibilities! Three bedroom home with garage on 1.5 acres of ground that can be developed for more homes or just give the new buyer a lot of elbow room. Current owner remodeled this home making it a comfortable place for a tenant. Newer furnace and central air unit. Garage needs TLC but has stall for vehicle and a workshop for the hobby enthusiast.

Key facts

• Newer furnace
• 1.5 acres
• Central air unit

Tags

• 1.5 ACRES
• REMODELED HOME
• NEWER FURNACE
• CENTRAL AIR UNIT
• WORKSHOP FOR HOBBY ENTHUSIAST

🏷️ Possibly a rental listed for sale. The $120,000 price doesn't fit this home's estimated sale value (~$153,332) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-64 ($-763/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (21.2% below list).
• Recommended offer: $95k (21.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#116 in NE, #4,531 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety C-, amenities F, commute F.
• Sutherland Public Schools (rural): math 50% / reading 55% proficiency, ranked #111 of 245 in NE (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Sutherland Elementary School (math 57% / reading 57%, grade C+, #136 of 502 statewide, top 31%, 152 students, 33% FRL); Sutherland High School (math 37% / reading 52%, grade F, #146 of 261 statewide, top 67%, 153 students, 29% FRL).
• Market conditions: 9 active listings in the ZIP; 66 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lincoln County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,606 (21.2% 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. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 10.6

CMA / ARV

• ARV (median comp): $153,332
• List price: $120,000
• Delta: -21.74%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-23,492
• Equity at exit: $17,892

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-25,658
• Equity at exit: $10,375

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 69165

• Home prices YoY: -7.9%
• Active inventory: 9
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $-64

Break-even live

Break-even rent $1,027

Max offer price $108,768

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-30	+0% $-64	+5% $-98	+10% $-132
Rent	-10% $-138	-5% $-101	+0% $-64	+5% $-26	+10% $11
Rate	-1.0pp $-3	-0.5pp $-33	base $-64	+0.5pp $-95	+1.0pp $-126

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 23 events

1. 2026-06-22
   days on market $120,000 Active 301 DOM
2. 2026-06-21
   days on market $120,000 Active 300 DOM
3. 2026-06-19
   days on market $120,000 Active 298 DOM
4. 2026-06-18
   days on market $120,000 Active 297 DOM
5. 2026-06-17
   days on market $120,000 Active 296 DOM
6. 2026-06-16
   days on market $120,000 Active 295 DOM
7. 2026-06-15
   days on market $120,000 Active 294 DOM
8. 2026-06-14
   days on market $120,000 Active 292 DOM
9. 2026-06-12
   days on market $120,000 Active 291 DOM
10. 2026-06-09
    days on market $120,000 Active 288 DOM
11. 2026-06-08
    days on market $120,000 Active 287 DOM
12. 2026-06-07
    days on market $120,000 Active 286 DOM
13. 2026-06-05
    days on market $120,000 Active 284 DOM
14. 2026-06-02
    days on market $120,000 Active 281 DOM
15. 2026-06-01
    days on market $120,000 Active 280 DOM
16. 2026-05-31
    days on market $120,000 Active 279 DOM
17. 2026-05-30
    days on market $120,000 Active 278 DOM
18. 2026-05-20
    status Active 409-char remark

    Show marketing remark (409 chars)

    Selling As-Is. Investment opportunity awaits with lots of possibilities! Three bedroom home with garage on 1.5 acres of ground that can be developed for more homes or just give the new buyer a lot of elbow room. Current owner remodeled this home making it a comfortable place for a tenant. Newer furnace and central air unit. Garage needs TLC but has stall for vehicle and a workshop for the hobby enthusiast.

19. 2026-05-07
    status Pending 409-char remark

    Show marketing remark (409 chars)

    Selling As-Is. Investment opportunity awaits with lots of possibilities! Three bedroom home with garage on 1.5 acres of ground that can be developed for more homes or just give the new buyer a lot of elbow room. Current owner remodeled this home making it a comfortable place for a tenant. Newer furnace and central air unit. Garage needs TLC but has stall for vehicle and a workshop for the hobby enthusiast.

20. 2026-05-02
    status Active 409-char remark

    Show marketing remark (409 chars)

    Selling As-Is. Investment opportunity awaits with lots of possibilities! Three bedroom home with garage on 1.5 acres of ground that can be developed for more homes or just give the new buyer a lot of elbow room. Current owner remodeled this home making it a comfortable place for a tenant. Newer furnace and central air unit. Garage needs TLC but has stall for vehicle and a workshop for the hobby enthusiast.

21. 2026-04-10
    status Pending 409-char remark

    Show marketing remark (409 chars)

    Selling As-Is. Investment opportunity awaits with lots of possibilities! Three bedroom home with garage on 1.5 acres of ground that can be developed for more homes or just give the new buyer a lot of elbow room. Current owner remodeled this home making it a comfortable place for a tenant. Newer furnace and central air unit. Garage needs TLC but has stall for vehicle and a workshop for the hobby enthusiast.

22. 2025-08-12
    price $120,000 409-char remark

    Show marketing remark (409 chars)

    Selling As-Is. Investment opportunity awaits with lots of possibilities! Three bedroom home with garage on 1.5 acres of ground that can be developed for more homes or just give the new buyer a lot of elbow room. Current owner remodeled this home making it a comfortable place for a tenant. Newer furnace and central air unit. Garage needs TLC but has stall for vehicle and a workshop for the hobby enthusiast.

23. 2025-06-04
    listed $125,000 Active 409-char remark

    Show marketing remark (409 chars)

    Selling As-Is. Investment opportunity awaits with lots of possibilities! Three bedroom home with garage on 1.5 acres of ground that can be developed for more homes or just give the new buyer a lot of elbow room. Current owner remodeled this home making it a comfortable place for a tenant. Newer furnace and central air unit. Garage needs TLC but has stall for vehicle and a workshop for the hobby enthusiast.

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $2,076 · $173/mo
• Expected delta: +$496/yr (+$41/mo · 31.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 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: $11,353
• − Mortgage interest: −$6,722
• − Property taxes: −$1,580
• − Insurance: −$600
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$3,491
• Taxable loss: −$2,857
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $-77/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: Sutherland Public Schools
• NCES district ID: 3100024
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $64,306
• Composite: 48.13/100
• National rank: #4743
• State rank: #111 of 245 in NE

Livability — Sutherland

• Score: 74/100
• State rank: #116
• US rank: #4531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sutherland, NE
• Population (ZIP): 1,894

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,750 people
• By 2030: 34,004 · -2.1%
• By 2040: 32,310 · -7.0%
• By 2050: 30,918 · -11.0%
• By 2075: 29,245 · -15.8%
• By 2100: 29,116 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 5% Lithuanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+55.2) · D 21.8% · R 77.0% · Other 1.2%
• 2008→2024 swing: -19.7pp toward R · 2008: -35.5pp · 2024: -55.2pp
• All cycles: 2024: R+55.2 2020: R+54.6 2016: R+58.1 2012: R+40.6 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.96%
• Current HPI: 197.7812
• 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

-4.0% since first listed

6 events — show timeline

• 2026-05-20 Relisted — LCBR
• 2026-05-07 Pending — LCBR
• 2026-05-02 Relisted — LCBR
• 2026-04-10 Pending — LCBR
• 2025-08-12 Price Changed $120,000 LCBR
• 2025-06-04 Listed $125,000 LCBR

Property tax history

+2.3%/yr

Latest (2025): $1,580 · +19.1% YoY. Source: county tax records.