506 Prentiss Ave · Curtis, NE 69025

$114,000

2 bd · 1.0 ba · 1,849 sqft · SingleFamily public records · 193 Days on market

Built 2018 ↓ 12% since listing

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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 +18.2/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home is on a large lot with underground sprinklers is ready for you to occupy. It has steel siding with wrapped windows, making it easy to care for. There is a new gas furnace and the home has central air. The living room is large for entertaining. The kitchen has all appliances. There are built ins in the guest bedroom and the master bedroom has a large closet. The basement is ready for you to finish with it's bathroom with a tub/shower. There is an inside entrance to the basement as well as an outside entrance. That makes this home perfect for an investment property. The detatched two car garage is large. Make an appointment today to see this home situated in a good location in Curti

Key facts

• Wrapped windows
• Steel siding
• Large lot

Tags

• LARGE LOT
• UNDERGROUND SPRINKLERS
• STEEL SIDING
• WRAPPED WINDOWS
• NEW GAS FURNACE
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (9.8% below list).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#283 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Medicine Valley Public Schools (rural): math 50% / reading 50% proficiency, ranked #151 of 245 in NE (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 3 units permitted in Frontier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($788 loan paydown + $10k appreciation (8.6% local appreciation)).
• Frontier County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.90% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.82×
• Total profit: $58,129
• Equity at exit: $91,622

10-year hold

• IRR: 21.8%
• Equity multiple: 6.14×
• Total profit: $164,153
• Equity at exit: $186,871

Cash invested: $31,920 (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 69025

• Home prices YoY: 4.0%
• Active inventory: 5
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$65 /mo · $786/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $102

Break-even live

Break-even rent $900

Max offer price $114,000

Occupancy floor 85%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-02-04
   soldstatus $100,000
2. 2025-11-24
   status Pending
3. 2025-08-04
   price $114,000
4. 2025-05-15
   listed $114,000
5. 2025-05-15
   listed $119,000 Active

ⓘ 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: $786 · $65/mo
• Projected year-2 tax: $1,972 · $164/mo
• Expected delta: +$1,186/yr (+$99/mo · 151.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥100°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: $12,344
• − Mortgage interest: −$6,386
• − Property taxes: −$786
• − Insurance: −$570
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$3,316
• Taxable loss: −$689
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $1,388/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: Medicine Valley Public Schools
• NCES district ID: 3173600
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $44,089
• Composite: 44.24/100
• National rank: #6187
• State rank: #151 of 245 in NE

Livability — Curtis

• Score: 67/100
• State rank: #283
• US rank: #10341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,011

Population outlook (Frontier County) Hauer SSP2

• Today (2025): 2,384 people
• By 2030: 2,239 · -6.1%
• By 2040: 1,943 · -18.5%
• By 2050: 1,708 · -28.4%
• By 2075: 1,356 · -43.1%
• By 2100: 1,153 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Portuguese 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Frontier

• 2024 margin: Solid R (+72.9) · D 13.1% · R 86.0%
• 2008→2024 swing: -24.1pp toward R · 2008: -48.8pp · 2024: -72.9pp
• All cycles: 2024: R+72.9 2020: R+71.9 2016: R+72.1 2012: R+43.9 2008: R+48.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.64%
• Current HPI: 223.7152
• 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

-12.3% since first listed

5 events — show timeline

• 2026-02-04 Sold (MLS) $100,000 LCBR
• 2025-11-24 Pending — GMNMLS
• 2025-08-04 Price Changed $114,000 GMNMLS
• 2025-05-15 Listed $119,000 GMNMLS
• 2025-05-15 Listed $114,000 LCBR

Property tax history

+72.3%/yr

Latest (2022): $786 · +0.2% YoY. Source: county tax records.