524 Dawson St · Farnam, NE 69029

$109,900

3 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 217 Days on market

Built 1918 0.32 ac lot $83/sqft · 18% above area Est $172k · 36% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• Appreciation +7.3/10.0
• 1% rule +5.8/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This nice home sits on a large corner lot. 3 bedrooms with new carpet and 1 bathroom. Bathroom is nicely updated. Fenced in yard. Detached 2 car garage with attached carport. Don't miss out on this one.

Key facts

• Attached carport
• Large corner lot
• Fenced in yard

Tags

• LARGE CORNER LOT
• FENCED IN YARD
• DETACHED 2 CAR GARAGE
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#398 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools D+, amenities F.
• Eustis-Farnam Public Schools (rural): math 45% / reading 45% proficiency, ranked #175 of 245 in NE (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 61 units permitted in Dawson County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($760 loan paydown + $5k appreciation (4.7% local appreciation)).
• Dawson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $110k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.08% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (median comp): $171,907
• List price: $109,900
• Delta: -36.07%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Carson St	0.19mi	3/1.0	1,184 (-11%)	21mo	$90,000	$76	56

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

Projected returns pro-forma

4.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.26×
• Total profit: $38,708
• Equity at exit: $60,209

10-year hold

• IRR: 20.2%
• Equity multiple: 4.40×
• Total profit: $104,678
• Equity at exit: $102,241

Cash invested: $30,772 (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 69029

• Home prices YoY: 2.8%
• Active inventory: 8
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $241

Break-even live

Break-even rent $877

Max offer price $109,900

Occupancy floor 75%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-15
   status Pending 202-char remark

   Show marketing remark (202 chars)

   This nice home sits on a large corner lot. 3 bedrooms with new carpet and 1 bathroom. Bathroom is nicely updated. Fenced in yard. Detached 2 car garage with attached carport. Don't miss out on this one.

2. 2025-10-11
   listed $109,900 Active 202-char remark

   Show marketing remark (202 chars)

   This nice home sits on a large corner lot. 3 bedrooms with new carpet and 1 bathroom. Bathroom is nicely updated. Fenced in yard. Detached 2 car garage with attached carport. Don't miss out on this one.

3. 2019-07-17
   soldstatus $60,000
4. 2003-02-25
   soldstatus $8,900
5. 2003-02-20
   soldstatus $8,900
6. 1999-08-31
   soldstatus $27,900

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $1,901 · $158/mo
• Expected delta: +$1,048/yr (+$87/mo · 122.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $14,190
• − Mortgage interest: −$6,156
• − Property taxes: −$853
• − Insurance: −$550
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,197
• Taxable income: $1,164
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,612/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: Eustis-Farnam Public Schools
• NCES district ID: 3100111
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $53,125
• Composite: 41.16/100
• National rank: #7417
• State rank: #175 of 245 in NE

Livability — Farnam

• Score: 63/100
• State rank: #398
• US rank: #15134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farnam, NE
• Population (ZIP): 293

Population outlook (Dawson County) Hauer SSP2

• Today (2025): 23,318 people
• By 2030: 22,912 · -1.7%
• By 2040: 22,097 · -5.2%
• By 2050: 21,358 · -8.4%
• By 2075: 19,801 · -15.1%
• By 2100: 17,647 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 5% Portuguese 2% Lithuanian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Dawson

• 2024 margin: Solid R (+49.6) · D 24.7% · R 74.3%
• 2008→2024 swing: -11.3pp toward R · 2008: -38.3pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.8 2016: R+45.0 2012: R+41.8 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.69%
• Current HPI: 174.1236
• 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

+293.9% since first listed

6 events — show timeline

• 2026-05-15 Pending — GMNMLS
• 2025-10-11 Listed $109,900 GMNMLS
• 2019-07-17 Sold (Public Records) $60,000 Public Records
• 2003-02-25 Sold (Public Records) $8,900 Public Records
• 2003-02-20 Sold (Public Records) $8,900 Public Records
• 1999-08-31 Sold (Public Records) $27,900 Public Records

Property tax history

+5.8%/yr

Latest (2025): $853 · +56.2% YoY. Source: county tax records.