910 N Jackson St · Lexington, NE 68850

$79,500

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 1 Days on market

Built 1920 7,000 sqft lot Est $143k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable opportunity in a great location This cozy home offers a fantastic opportunity for first-time buyers, investors, or anyone looking for an affordable property with potential. Situated on a desirable corner lot in a nice area of town, the home features low maintenance vinyl siding, a newer roof, and includes the stove and refrigerator. While the home could benefit from updates and is being sold AS-IS, it provides a solid foundation for those looking to add their own personal touches and build equity. Whether you’re searching for a starter home, rental property, or investment opportunity, this property offers excellent value at an attractive price. Don’t miss your chance

Key facts

• Newer roof
• Vinyl siding
• Corner lot

Tags

• CORNER LOT
• VINYL SIDING
• NEWER ROOF
• STOVE AND REFRIGERATOR

Property features AI

Exterior

• Parking: Detached 2-car garage
• Home design: Single-family residential; Frame construction
• Construction: Frame construction; Crawl space foundation
• Exterior features: Lot approximately 50 x 140; Zoned single-family (SF)

Interior

• Bathrooms: One main-level bathroom
• Heating & cooling: Heat pump heating
• Interior features: Electric water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.5% vs local median 3.6% in Lexington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#112 in NE, #4,483 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• Lexington Public Schools (town): math 31% / reading 31% proficiency, ranked #106 of 111 in NE (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 57 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 61 units permitted in Dawson County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dawson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,500

Questions for the listing agent

1. Built in 1920 — 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 F-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: 1.70% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.14%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $142,688
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1406 N Woodlawn Ave	0.37mi	2/1.0	768 (-2%)	15mo	$140,000	$182	67

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

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 1.97×
• Total profit: $21,553
• Equity at exit: $11,854

10-year hold

• IRR: 31.4%
• Equity multiple: 3.84×
• Total profit: $63,127
• Equity at exit: $6,874

Cash invested: $22,260 (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 68850

• Home prices YoY: -29.8%
• Active inventory: 57
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$417
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $541

Break-even live

Break-even rent $667

Max offer price $79,500

Occupancy floor 55%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 N Taylor St Lexington, NE	2.0	1.0	1000	$1,000	$1.00	44d	1	0.50mi
701 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	818	$1,545	$1.89	44d	5	1.08mi
801 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	784	$1,699	$2.17	44d	8	1.08mi
801 W Cedar St Unit 8 Lexington, NE	2.0	2.0	944	$1,395	$1.48	44d	1	1.08mi
801 W Cedar St Unit 15 Lexington, NE	2.0	1.0	834	$1,340	$1.61	44d	1	1.08mi
801 W Cedar St Unit 3 Lexington, NE	2.0	2.0	968	$1,699	$1.76	44d	1	1.08mi
605 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	820	$1,350	$1.65	44d	3	1.08mi
703 W Cedar St Unit 7 Lexington, NE	2.0	2.0	989	$1,545	$1.56	44d	1	1.09mi
703 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	784	$1,545	$1.97	44d	7	1.11mi
701 W Cedar St Unit 10 Lexington, NE	2.0	2.0	960	$1,449	$1.51	44d	1	1.11mi
600 W Cedar St Unit B Lexington, NE	1.0	1.0	760	$1,195	$1.57	44d	1	1.11mi
604 W Cedar St Unit C Lexington, NE	1.0	1.0	760	$1,195	$1.57	44d	1	1.12mi
707 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	795	$1,699	$2.14	44d	61	1.13mi
801 W Cedar St Unit 11 Lexington, NE	2.0	2.0	989	$1,545	$1.56	44d	1	1.16mi
801 W Cedar St Unit 10 Lexington, NE	2.0	2.0	960	$1,449	$1.51	44d	1	1.17mi
801 W Cedar St Unit 12 Lexington, NE	1.0	1.0	647	$1,225	$1.89	44d	1	1.17mi
1231 Liberty Dr Unit 20 Lexington, NE	2.0	1.0	856	$1,125	$1.31	44d	1	1.34mi
1231 Liberty Dr Unit 9 Lexington, NE	2.0	1.0	939	$795	$0.85	44d	1	1.34mi
300 Cutler Dr Lexington, NE	1.0–3.0	1.0–2.0	1015	$1,375	$1.35	44d	29	1.36mi

Listing history 3 events

1. 2026-06-12
   status $79,500 Pending 1 DOM
2. 2026-06-09
   remarks 687-char remark
3. 2026-06-09
   listed $79,500 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: $920 · $77/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$456/yr (+$38/mo · 49.5%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $16,211
• − Mortgage interest: −$4,453
• − Property taxes: −$920
• − Insurance: −$398
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,313
• Taxable income: $5,534
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $5,159/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: Lexington Public Schools
• NCES district ID: 3172810
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $44,799
• Composite: 26.54/100
• National rank: #7195
• State rank: #106 of 111 in NE

Livability — Lexington

• Score: 74/100
• State rank: #112
• US rank: #4483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lexington, NE
• County: Dawson County · 12,428 people
• City population: 12,428
• Metro: Lexington, NE
• Population (ZIP): 12,428
• Household income: $69,238
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 199.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 23% Two or more races 18% Black 11%
• Hispanic origin (detail): Mexican 29% Cuban 2%
• Common ancestry: Iranian 1%
• Foreign-born: 39% · Canada
• Languages at home: 35% English-only · Spanish 56% Arabic 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: ▼ -98.28%
• Current HPI: 231.9947
• Rent YoY: —
• Metro: Lexington, NE
• 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

• 2026-06-08 Listed $79,500 GMNMLS

Property tax history

+0.4%/yr

Latest (2025): $920 · +0.5% YoY. Source: county tax records.