712 Elm St · Nehawka, NE 68413

$55,000

2 bd · 1.0 ba · 1,095 sqft · Manufactured public records · 8 Days on market

Built 1973 4,792 sqft lot

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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
• Appreciation +4.9/10.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Contract Pending Pre-sold

Key facts

• 4,792 sq ft lot
• Built 1973
• Listed 8 days

Property features AI

Finance

• Other: Living area approximately 1095 square feet

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Mobile home (residential); Built in 1973; One-story
• Construction: Other foundation
• Exterior features: Lot up to 1/4 acre; Lot included in price

Interior

• Bedrooms: Master bedroom on the main floor; Second bedroom on the main floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Baseboard heating; Central air conditioning
• Interior features: No basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 65/100 on livability (#344 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Conestoga Public Schools (rural): math 52% / reading 58% proficiency, ranked #26 of 111 in NE (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Conestoga Elementary School (math 60% / reading 59%, grade B-, #111 of 502 statewide, top 26%, 393 students, 28% FRL); Conestoga Jr/Sr High School (math 42% / reading 57%, grade D, #107 of 261 statewide, top 52%, 316 students, 23% FRL).
• Market conditions: 3 active listings in the ZIP; 86 units permitted in Cass County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $222 of equity ($380 loan paydown + $-158 appreciation (-0.3% local appreciation)).
• Cass County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $55,000

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: 1.99% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.82%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.3%
• Equity multiple: 2.86×
• Total profit: $28,580
• Equity at exit: $15,183

10-year hold

• IRR: 41.8%
• Equity multiple: 5.62×
• Total profit: $71,146
• Equity at exit: $17,633

Cash invested: $15,400 (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 68413

• Home prices YoY: -0.1%
• Active inventory: 3
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $485

Break-even live

Break-even rent $479

Max offer price $55,000

Occupancy floor 51%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $55,000 Active 8 DOM
2. 2026-06-17
   days on market $55,000 Active 7 DOM
3. 2026-06-16
   days on market $55,000 Active 6 DOM
4. 2026-06-15
   statusdays on market $55,000 Active 5 DOM
5. 2026-06-13
   days on market $55,000 New 3 DOM
6. 2026-06-13
   remarks 25-char remark
7. 2026-06-13
   listed $55,000 New 2 DOM

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $952 · $79/mo
• Expected delta: +$145/yr (+$12/mo · 18.0%)

ⓘ 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 ≥106°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: $13,123
• − Mortgage interest: −$3,081
• − Property taxes: −$807
• − Insurance: −$275
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$1,600
• Taxable income: $5,261
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $4,562/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: Conestoga Public Schools
• NCES district ID: 3174200
• Math proficiency: 52% ▼ -2.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $73,758
• Composite: 49.19/100
• National rank: #2040
• State rank: #26 of 111 in NE

Livability — Nehawka

• Score: 65/100
• State rank: #344
• US rank: #12981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 477

Population outlook (Cass County) Hauer SSP2

• Today (2025): 26,174 people
• By 2030: 26,293 · +0.5%
• By 2040: 26,112 · -0.2%
• By 2050: 25,329 · -3.2%
• By 2075: 23,744 · -9.3%
• By 2100: 20,901 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Native American 6% Hispanic / Latino 2%
• Common ancestry: Portuguese 6% Iranian 3% Scandinavian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+37.2) · D 30.6% · R 67.8% · Other 1.6%
• 2008→2024 swing: -17.7pp toward R · 2008: -19.5pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+35.1 2016: R+39.1 2012: R+26.4 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.29%
• Current HPI: 243.8808
• 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

• 2026-06-10 Listed $55,000 GPRMLS