305 N Cedar St · Red Cloud, NE 68970

$126,000

4 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 41 Days on market

Built 1898 10,454 sqft lot $92/sqft · 63% above area

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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 +16.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 305 N Cedar in Red Cloud, NE! This 4-bedroom, 2-bathroom home offers a functional layout with plenty of space and recent updates throughout. The main level features a large living room with space for a dining table, along with an eat-in kitchen offering additional space for a table. Two bedrooms and a ¾ bathroom are conveniently located on the main floor, along with a second bathroom just off the kitchen area near the laundry space. Upstairs, you’ll find two additional bedrooms, The property includes a small unfinished basement. Recent improvements include a brand new roof (2025), new main floor windows, updated flooring in the living room (2024), and a new hot water

Key facts

• Recent updates
• Large living room
• Eat-in kitchen

Tags

• LARGE LIVING ROOM
• EAT-IN KITCHEN
• RECENT UPDATES
• NEW ROOF
• NEW MAIN FLOOR WINDOWS
• UPDATED FLOORING

Property features AI

Exterior

• Parking: Carport (1 covered space, total parking for 1 vehicle)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half story; Residence built in 1898; Living area approximately 1,368 square feet
• Construction: Block and brick/mortar foundation; Shingle roof not specified
• Exterior features: Front porch; Lot approximately 0.24 acre (up to 1/4 acre)

Interior

• Bedrooms: Primary bedroom on the main floor; Second bedroom on the main floor; Two additional bedrooms on the second floor
• Bathrooms: 2 bathrooms (both on the main level)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Unfinished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $69 ($831/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 $119k (5.6% below list).
• Recommended offer: $119k (5.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#121 in NE, #4,675 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Red Cloud Community Schools (rural): math 40% / reading 40% proficiency, ranked #219 of 245 in NE (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Red Cloud Elementary School (math 47% / reading 37%, grade F, #319 of 502 statewide, top 68%, 163 students, 58% FRL); Red Cloud High School (math 44% / reading 44%, grade F, #146 of 261 statewide, top 67%, 106 students, 46% FRL).
• Market conditions: 7 active listings in the ZIP; 2 units permitted in Webster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($871 loan paydown + $4k appreciation (3.5% local appreciation)).
• Webster County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $126k implies a 320% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,986 (5.6% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $77,314
• List price: $126,000
• Delta: 62.97%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 N Walnut St	0.23mi	3/1.0 (-1)	1,425 (+4%)	12mo	$82,000	$58	64

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

Projected returns pro-forma

3.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.66×
• Total profit: $23,273
• Equity at exit: $60,556

10-year hold

• IRR: 13.1%
• Equity multiple: 3.05×
• Total profit: $72,275
• Equity at exit: $96,476

Cash invested: $35,280 (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 68970

• Home prices YoY: 1.6%
• Active inventory: 7
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$661
• Tax est. 1.5%: −$158 /mo · $1,890/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $69

Break-even live

Break-even rent $1,102

Max offer price $126,000

Occupancy floor 89%

Sensitivity live

Price	-10% $156	-5% $113	+0% $69	+5% $26	+10% $-18
Rent	-10% $-25	-5% $22	+0% $69	+5% $116	+10% $163
Rate	-1.0pp $133	-0.5pp $101	base $69	+0.5pp $37	+1.0pp $3

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   days on market $126,000 Active 41 DOM
2. 2026-06-08
   days on market $126,000 Active 40 DOM
3. 2026-06-07
   days on market $126,000 Active 39 DOM
4. 2026-06-05
   days on market $126,000 Active 37 DOM
5. 2026-06-04
   days on market $126,000 Active 35 DOM
6. 2026-06-02
   days on market $126,000 Active 34 DOM
7. 2026-06-01
   days on market $126,000 Active 33 DOM
8. 2026-05-31
   days on market $126,000 Active 32 DOM
9. 2026-04-29
   listed $130,000 New 908-char remark
10. 2009-04-13
    soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 16 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: $14,278
• − Mortgage interest: −$7,058
• − Property taxes: −$1,890
• − Insurance: −$630
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$3,665
• Taxable loss: −$1,250
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $1,131/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: Red Cloud Community Schools
• NCES district ID: 3175990
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $35,560
• Composite: 35.54/100
• National rank: #9734
• State rank: #219 of 245 in NE

Livability — Red Cloud

• Score: 74/100
• State rank: #121
• US rank: #4675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Red Cloud, NE
• Population (ZIP): 1,243

Population outlook (Webster County) Hauer SSP2

• Today (2025): 3,563 people
• By 2030: 3,510 · -1.5%
• By 2040: 3,463 · -2.8%
• By 2050: 3,394 · -4.7%
• By 2075: 3,239 · -9.1%
• By 2100: 2,706 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 4% Native American 2%
• Common ancestry: Scottish 2% Lithuanian 2% Portuguese 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+65.4) · D 16.8% · R 82.2% · Other 1.0%
• 2008→2024 swing: -27.9pp toward R · 2008: -37.5pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+62.7 2016: R+60.1 2012: R+47.1 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.54%
• Current HPI: 224.6825
• 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

+320.0% since first listed

4 events — show timeline

• 2026-06-10 Listing Removed — GPRMLS
• 2026-05-28 Price Changed $126,000 GPRMLS
• 2026-04-29 Listed $130,000 GPRMLS
• 2009-04-13 Sold (Public Records) $30,000 Public Records

Property tax history

-14.2%/yr

Latest (2025): $73 · +9.0% YoY. Source: county tax records.