719 E 8th St · Alliance, NE 69301

$88,000

1 bd · 1.0 ba · 1,624 sqft · SingleFamily public records · 7 Days on market

Built 1949

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Built 1949
• Listed 7 days

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residential home
• Construction: Frame and stucco construction
• Exterior features: Wood fencing; Composition roof

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Forced air heating
• Interior features: Pantry; Full, partially finished basement
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $88k).

Location & tenants

• Location reads 80/100 on livability (#34 in NE, #1,869 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities C-, commute F.
• Alliance Public Schools (town): math 28% / reading 38% proficiency, ranked #105 of 111 in NE (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 5 units permitted in Box Butte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Box Butte County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $55k; list at $88k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000

Questions for the listing agent

1. Built in 1949 — 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. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,257
• Equity at exit: $13,121

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $13,490
• Equity at exit: $7,609

Cash invested: $24,640 (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 69301

• Home prices YoY: -31.5%
• Active inventory: 18
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $188

Break-even live

Break-even rent $739

Max offer price $88,000

Occupancy floor 76%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $88,000 Active 7 DOM
2. 2026-06-17
   days on market $88,000 Active 6 DOM
3. 2026-06-16
   days on market $88,000 Active 5 DOM
4. 2026-06-15
   days on market $88,000 Active 4 DOM
5. 2026-06-13
   days on market $88,000 Active 2 DOM
6. 2026-06-12
   listed $88,000 Active 1 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: $1,032 · $86/mo
• Projected year-2 tax: $1,522 · $127/mo
• Expected delta: +$490/yr (+$41/mo · 47.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 18 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: $11,736
• − Mortgage interest: −$4,929
• − Property taxes: −$1,032
• − Insurance: −$440
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$2,560
• Taxable income: $897
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,046/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: Alliance Public Schools
• NCES district ID: 3102910
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $47,392
• Composite: 28.41/100
• National rank: #6762
• State rank: #105 of 111 in NE

Livability — Alliance

• Score: 80/100
• State rank: #34
• US rank: #1869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alliance, NE
• Population (ZIP): 9,525

Population outlook (Box Butte County) Hauer SSP2

• Today (2025): 11,534 people
• By 2030: 11,654 · +1.0%
• By 2040: 11,978 · +3.8%
• By 2050: 12,394 · +7.5%
• By 2075: 13,519 · +17.2%
• By 2100: 13,733 · +19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 7% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 3% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Box Butte

• 2024 margin: Solid R (+56.5) · D 21.1% · R 77.6% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: -21.0pp · 2024: -56.5pp
• All cycles: 2024: R+56.5 2020: R+56.8 2016: R+54.5 2012: R+25.6 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.93%
• Current HPI: 173.5928
• 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

+83.3% since first listed

5 events — show timeline

• 2026-06-11 Listed $88,000 WNBOR
• 2025-12-18 Price Changed $94,000 WNBOR
• 2025-09-16 Listed $99,000 WNBOR
• 2008-10-06 Sold (Public Records) $55,000 Public Records
• 2007-08-22 Sold (Public Records) $48,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,032 · +4.3% YoY. Source: county tax records.