73425 645a Ave · Peru, NE 68421

$60,000

3 bd · 1.0 ba · 774 sqft · SingleFamily public records · 16 Days on market

Built 1930 0.51 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable Acreage! 2 Bedrooms, 1 Bathroom. All one level. House built in 1930, includes over a half acre of land! Beautiful country views! Eat-in Kitchen -Range & Refrigerator included! Living area, Large bathroom, walk-in shower. Main floor laundry. Ample storage! Updates include: Propane furnace & Central air new 2007. New Roof 2007. All new windows 2012. 2 new Exterior doors in 2015. Detached storage shed with roll-up door provides additional storage. Fenced yard. Rural Water. Taxes $365/year. Call today to see this great acreage! Listed by Lunzmann Realty.

Key facts

• Spacious land
• Half an acre
• 0.51 acre lot

Tags

• HALF AN ACRE
• SPACIOUS LAND

Property features AI

Exterior

• Parking: No garage
• Utilities: Rural water; Septic tank
• Home design: Single-family residence; Residential property; Built in 1930; One story
• Construction: Block foundation
• Exterior features: Storm cellar; Shed on the property; Lot approximately 0.51 acre (over 1/2 up to 1 acre)

Interior

• Bedrooms: Main floor bedrooms
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Propane forced-air heating; Central air conditioning
• Interior features: No fireplaces; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#297 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools F.
• Auburn Public Schools (town): math 49% / reading 56% proficiency, ranked #58 of 111 in NE (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 13 units permitted in Nemaha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $5k appreciation (9.0% local appreciation)).
• Nemaha County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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 $50k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.70% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.11%
• DSCR: 2.34
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.6%
• Equity multiple: 4.30×
• Total profit: $55,438
• Equity at exit: $49,707

10-year hold

• IRR: 40.3%
• Equity multiple: 9.41×
• Total profit: $141,306
• Equity at exit: $102,884

Cash invested: $16,800 (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 68421

• Home prices YoY: 5.7%
• Active inventory: 7
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $422

Break-even live

Break-even rent $488

Max offer price $60,000

Occupancy floor 54%

Sensitivity live

Price	-10% $456	-5% $439	+0% $422	+5% $405	+10% $388
Rent	-10% $341	-5% $381	+0% $422	+5% $462	+10% $502
Rate	-1.0pp $452	-0.5pp $437	base $422	+0.5pp $406	+1.0pp $390

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-12
   statusdays on market $60,000 Pending 16 DOM
2. 2026-06-09
   days on market $60,000 Active 13 DOM
3. 2026-06-08
   days on market $60,000 Active 12 DOM
4. 2026-06-07
   days on market $60,000 Active 11 DOM
5. 2026-06-07
   days on market $60,000 Active 10 DOM
6. 2026-06-04
   days on market $60,000 Active 7 DOM
7. 2026-06-02
   days on market $60,000 Active 6 DOM
8. 2026-06-01
   statusdays on market $60,000 Active 5 DOM
9. 2026-05-31
   days on market $60,000 New 4 DOM
10. 2026-05-27
    listed $60,000 New
11. 2019-10-11
    soldstatus $50,000 575-char remark

    Show marketing remark (575 chars)

    Affordable Acreage! 2 Bedrooms, 1 Bathroom. All one level. House built in 1930, includes over a half acre of land! Beautiful country views! Eat-in Kitchen -Range & Refrigerator included! Living area, Large bathroom, walk-in shower. Main floor laundry. Ample storage! Updates include: Propane furnace & Central air new 2007. New Roof 2007. All new windows 2012. 2 new Exterior doors in 2015. Detached storage shed with roll-up door provides additional storage. Fenced yard. Rural Water. Taxes $365/year. Call today to see this great acreage! Listed by Lunzmann Realty.

12. 2019-10-11
    soldstatus $50,000

    Show marketing remark (575 chars)

    Affordable Acreage! 2 Bedrooms, 1 Bathroom. All one level. House built in 1930, includes over a half acre of land! Beautiful country views! Eat-in Kitchen -Range & Refrigerator included! Living area, Large bathroom, walk-in shower. Main floor laundry. Ample storage! Updates include: Propane furnace & Central air new 2007. New Roof 2007. All new windows 2012. 2 new Exterior doors in 2015. Detached storage shed with roll-up door provides additional storage. Fenced yard. Rural Water. Taxes $365/year. Call today to see this great acreage! Listed by Lunzmann Realty.

13. 2019-05-14
    listed $52,000 575-char remark

    Show marketing remark (575 chars)

    Affordable Acreage! 2 Bedrooms, 1 Bathroom. All one level. House built in 1930, includes over a half acre of land! Beautiful country views! Eat-in Kitchen -Range & Refrigerator included! Living area, Large bathroom, walk-in shower. Main floor laundry. Ample storage! Updates include: Propane furnace & Central air new 2007. New Roof 2007. All new windows 2012. 2 new Exterior doors in 2015. Detached storage shed with roll-up door provides additional storage. Fenced yard. Rural Water. Taxes $365/year. Call today to see this great acreage! Listed by Lunzmann Realty.

14. 2007-11-01
    soldstatus $20,000

ⓘ 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: $546 · $46/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$492/yr (+$41/mo · 90.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°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: $12,254
• − Mortgage interest: −$3,361
• − Property taxes: −$546
• − Insurance: −$300
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$1,745
• Taxable income: $4,341
• Est. tax owed @ 24.0%: −$1,042
• After-tax cash flow: $4,017/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: Auburn Public Schools
• NCES district ID: 3103330
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $45,761
• Composite: 44.43/100
• National rank: #2807
• State rank: #58 of 111 in NE

Livability — Peru

• Score: 66/100
• State rank: #297
• US rank: #11229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,019

Population outlook (Nemaha County) Hauer SSP2

• Today (2025): 7,018 people
• By 2030: 6,911 · -1.5%
• By 2040: 6,730 · -4.1%
• By 2050: 6,738 · -4.0%
• By 2075: 7,053 · +0.5%
• By 2100: 7,347 · +4.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 5% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Portuguese 3% Romanian 1% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Nemaha

• 2024 margin: Solid R (+44.7) · D 26.8% · R 71.5% · Other 1.8%
• 2008→2024 swing: -19.0pp toward R · 2008: -25.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+43.9 2016: R+42.9 2012: R+28.5 2008: R+25.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.99%
• Current HPI: 166.0307
• 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

+200.0% since first listed

5 events — show timeline

• 2026-05-27 Listed $60,000 GPRMLS
• 2019-10-11 Sold (Public Records) $50,000 Public Records
• 2019-10-11 Sold (MLS) $50,000 GPRMLS
• 2019-05-14 Listed $52,000 GPRMLS
• 2007-11-01 Sold (Public Records) $20,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $546 · -2.9% YoY. Source: county tax records.