1064 Broadway St · Tecumseh, NE 68450

$90,000

2 bd · 2.0 ba · 1,149 sqft · SingleFamily public records · 25 Days on market

Built 1953 Est $139k · 35% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.1/10.0
• Appreciation +5.8/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Single story home close to amenities 3 bedrooms 1 bedroom ready to live or rent it asking price 90,000.

Key facts

• Single story home
• Close to amenities
• Built 1953

Tags

• SINGLE STORY HOME
• CLOSE TO AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#108 in NE, #4,391 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Johnson County Central Public Schools (rural): math 47% / reading 48% proficiency, ranked #73 of 111 in NE (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 4 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $1k appreciation (1.6% local appreciation)).
• Johnson County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $90k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $139,029
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 N 10th St	0.12mi	2/2.5	1,254 (+9%)	3mo	$224,000	$179	75
890 Broadway St	0.14mi	2/1.0	1,240 (+8%)	13mo	$40,000	$32	66
352 N 2nd St	0.71mi	3/1.5 (+1)	1,200 (+4%)	17mo	$145,000	$121	38

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

Projected returns pro-forma

1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.71×
• Total profit: $17,993
• Equity at exit: $33,662

10-year hold

• IRR: 16.5%
• Equity multiple: 3.12×
• Total profit: $53,473
• Equity at exit: $47,101

Cash invested: $25,200 (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 68450

• Home prices YoY: 0.9%
• Active inventory: 14
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $213

Break-even live

Break-even rent $733

Max offer price $90,000

Occupancy floor 74%

Sensitivity live

Price	-10% $264	-5% $238	+0% $213	+5% $187	+10% $162
Rent	-10% $134	-5% $173	+0% $213	+5% $252	+10% $292
Rate	-1.0pp $258	-0.5pp $236	base $213	+0.5pp $190	+1.0pp $166

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $90,000 Active 25 DOM
2. 2026-06-18
   days on market $90,000 Active 23 DOM
3. 2026-06-17
   days on market $90,000 Active 22 DOM
4. 2026-06-16
   days on market $90,000 Active 21 DOM
5. 2026-06-15
   days on market $90,000 Active 20 DOM
6. 2026-06-13
   days on market $90,000 Active 18 DOM
7. 2026-06-12
   days on market $90,000 Active 17 DOM
8. 2026-06-09
   days on market $90,000 Active 14 DOM
9. 2026-06-08
   days on market $90,000 Active 13 DOM
10. 2026-06-07
    days on market $90,000 Active 12 DOM
11. 2026-06-07
    days on market $90,000 Active 11 DOM
12. 2026-06-04
    days on market $90,000 Active 8 DOM
13. 2026-06-02
    days on market $90,000 Active 7 DOM
14. 2026-06-01
    days on market $90,000 Active 6 DOM
15. 2026-05-31
    days on market $90,000 Active 5 DOM
16. 2026-05-26
    listed $90,000 Active
17. 2006-09-08
    soldstatus $30,106
18. 2003-05-01
    soldstatus $35,000

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$721/yr (+$60/mo · 86.4%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,030
• − Mortgage interest: −$5,041
• − Property taxes: −$836
• − Insurance: −$450
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,618
• Taxable income: $1,160
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $2,276/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: Johnson County Central Public Schools
• NCES district ID: 3100176
• Math proficiency: 47% ▲ 3.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $44,058
• Composite: 40.15/100
• National rank: #3795
• State rank: #73 of 111 in NE

Livability — Tecumseh

• Score: 74/100
• State rank: #108
• US rank: #4391

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: Tecumseh, NE
• Population (ZIP): 3,111

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 5,198 people
• By 2030: 5,231 · +0.6%
• By 2040: 5,408 · +4.0%
• By 2050: 5,699 · +9.6%
• By 2075: 6,747 · +29.8%
• By 2100: 7,066 · +35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Two or more races 9% Black 8% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Iranian 2% Romanian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 13% Other Asian/Pacific 2%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+40.5) · D 29.0% · R 69.5% · Other 1.4%
• 2008→2024 swing: -29.7pp toward R · 2008: -10.8pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+39.0 2016: R+38.4 2012: R+21.1 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.62%
• Current HPI: 178.9214
• 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

+157.1% since first listed

3 events — show timeline

• 2026-05-26 Listed $90,000 FSBO.com
• 2006-09-08 Sold (Public Records) $30,106 Public Records
• 2003-05-01 Sold (Public Records) $35,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $836 · -7.7% YoY. Source: county tax records.