505 N Saunders St · Sutton, NE 68979

$70,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 357 Days on market

Built 1920 6,534 sqft lot $52/sqft · 58% below area

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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 +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Close to everything! This property is within walking distance of down town and the park. Perfect seats for the parade await you. Open living, kitchen, dining area, appliances can stay. Home has been power washed and is being fully painted on the exterior. Three full bedrooms with walk in closets plus an office upstairs. Basement has a workbench area and laundry could be relocated downstairs as well. Cash and conventional financing only.

Key facts

• Workbench area
• 6,534 sq ft lot
• Built 1920

Tags

• OPEN LIVING KITCHEN DINING
• WORKBENCH AREA
• LAUNDRY COULD BE RELOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#82 in NE, #3,427 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Sutton Public Schools (rural): math 58% / reading 56% proficiency, ranked #27 of 111 in NE (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 active listings in the ZIP; 6 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $4k appreciation (5.4% local appreciation)).
• Clay County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 357 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $70k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.85% ✓
• Cap rate: 16.05%
• Cash-on-cash: 34.84%
• DSCR: 2.55
• GRM: 4.5

CMA / ARV

• ARV (median comp): $165,305
• List price: $70,000
• Delta: -57.65%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 N Clark Ave	0.20mi	3/2.0	1,465 (+9%)	1mo	$235,000	$160	71
109 N Way Ave	0.30mi	4/1.0 (+1)	1,363 (+1%)	13mo	$170,000	$125	68
509 E Forrest St	0.49mi	3/2.0	1,412 (+5%)	20mo	$162,000	$115	48

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

Projected returns pro-forma

5.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 2.75×
• Total profit: $34,225
• Equity at exit: $41,407

10-year hold

• IRR: 26.1%
• Equity multiple: 5.54×
• Total profit: $89,057
• Equity at exit: $72,944

Cash invested: $19,600 (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 68979

• Home prices YoY: 2.7%
• Active inventory: 10
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$29
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $255

Break-even live

Break-even rent $971

Max offer price $70,000

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $70,000 Active 357 DOM
2. 2026-06-17
   days on market $70,000 Active 356 DOM
3. 2026-06-16
   days on market $70,000 Active 355 DOM
4. 2026-06-15
   days on market $70,000 Active 354 DOM
5. 2026-06-13
   days on market $70,000 Active 352 DOM
6. 2026-06-12
   days on market $70,000 Active 351 DOM
7. 2026-06-09
   days on market $70,000 Active 348 DOM
8. 2026-06-08
   days on market $70,000 Active 347 DOM
9. 2026-06-07
   days on market $70,000 Active 346 DOM
10. 2026-06-05
    days on market $70,000 Active 344 DOM
11. 2026-06-04
    days on market $70,000 Active 342 DOM
12. 2026-06-02
    days on market $70,000 Active 341 DOM
13. 2026-06-01
    days on market $70,000 Active 340 DOM
14. 2026-05-31
    days on market $70,000 Active 339 DOM
15. 2026-05-13
    price $70,000 440-char remark

    Show marketing remark (440 chars)

    Close to everything! This property is within walking distance of down town and the park. Perfect seats for the parade await you. Open living, kitchen, dining area, appliances can stay. Home has been power washed and is being fully painted on the exterior. Three full bedrooms with walk in closets plus an office upstairs. Basement has a workbench area and laundry could be relocated downstairs as well. Cash and conventional financing only.

16. 2025-06-26
    listed $80,000 New 440-char remark

    Show marketing remark (440 chars)

    Close to everything! This property is within walking distance of down town and the park. Perfect seats for the parade await you. Open living, kitchen, dining area, appliances can stay. Home has been power washed and is being fully painted on the exterior. Three full bedrooms with walk in closets plus an office upstairs. Basement has a workbench area and laundry could be relocated downstairs as well. Cash and conventional financing only.

17. 2025-06-16
    historical
18. 2024-08-17
    listed $84,000 New
19. 2024-06-16
    historical
20. 2023-05-12
    listed $90,000 New
21. 1999-04-01
    soldstatus $28,000

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: +$526/yr (+$44/mo · 76.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 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: $15,531
• − Mortgage interest: −$3,921
• − Property taxes: −$685
• − Insurance: −$4,115
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,036
• Taxable income: $2,288
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $2,515/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: Sutton Public Schools
• NCES district ID: 3177520
• Math proficiency: 58% ▬ 0.00%
• Reading proficiency: 56% ▲ 5.00%
• Median HH income: $52,543
• Composite: 48.85/100
• National rank: #2085
• State rank: #27 of 111 in NE

Livability — Sutton

• Score: 76/100
• State rank: #82
• US rank: #3427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sutton, NE
• City population: 1,645
• Population (ZIP): 1,645

Population outlook (Clay County) Hauer SSP2

• Today (2025): 6,057 people
• By 2030: 5,873 · -3.0%
• By 2040: 5,490 · -9.4%
• By 2050: 5,113 · -15.6%
• By 2075: 4,184 · -30.9%
• By 2100: 2,972 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 7% Two or more races 2% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+63.5) · D 17.4% · R 80.9% · Other 1.7%
• 2008→2024 swing: -17.4pp toward R · 2008: -46.1pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+62.1 2016: R+64.0 2012: R+53.2 2008: R+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.41%
• Current HPI: 203.4593
• 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

+150.0% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $70,000 GPRMLS
• 2025-06-26 Listed $80,000 GPRMLS
• 2025-06-16 Listing Removed — GPRMLS
• 2024-08-17 Listed $84,000 GPRMLS
• 2024-06-16 Listing Removed — GPRMLS
• 2023-05-12 Listed $90,000 GPRMLS
• 1999-04-01 Sold (Public Records) $28,000 Public Records