1415 J St · Tekamah, NE 68061

$130,000

2 bd · 1.0 ba · 932 sqft · SingleFamily public records · 72 Days on market

Built 1930 9,600 sqft lot $139/sqft · 12% below area Est $148k · 12% under

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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 +18.5/30.0
• ARV discount +13.0/15.0
• Appreciation +8.9/10.0
• DSCR +5.8/10.0
• 1% rule +4.0/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very cute 2 bed /1 bath home with 1 car detached garage in Tekamah. Appliances stay! Beautiful wood floors throughout. Quiet location. Perfect for rental, downsizing, or starter home. This home makes great use of the space and feels bigger than it is. Come take a look before it's gone.

Key facts

• 9,600 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/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 $118k (9.6% below list).
• Recommended offer: $118k (9.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#138 in NE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Tekamah-Herman Community Schools (rural): math 47% / reading 47% proficiency, ranked #72 of 111 in NE (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Burt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($899 loan paydown + $10k appreciation (7.9% local appreciation)).
• Burt County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $20k; list at $130k implies a 567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $117,500 (9.6% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.90% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 9.2

CMA / ARV

• ARV (median comp): $148,000
• List price: $130,000
• Delta: -12.16%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 L St	0.27mi	3/1.0 (+1)	960 (+3%)	4mo	$148,000	$154	74
302 N 10th St	0.53mi	2/1.0	900 (-3%)	18mo	$155,900	$173	54

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

Projected returns pro-forma

7.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.66×
• Total profit: $60,475
• Equity at exit: $97,722

10-year hold

• IRR: 20.9%
• Equity multiple: 5.66×
• Total profit: $169,447
• Equity at exit: $192,991

Cash invested: $36,400 (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 68061

• Home prices YoY: 3.2%
• Active inventory: 25
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $125

Break-even live

Break-even rent $1,017

Max offer price $130,000

Occupancy floor 84%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 S 13th St Unit 3C Tekamah, NE	2.0	2.0	839	$1,175	$1.40	23d	1	0.16mi

Listing history 20 events

1. 2026-06-18
   days on market $130,000 Active 72 DOM
2. 2026-06-17
   days on market $130,000 Active 71 DOM
3. 2026-06-16
   days on market $130,000 Active 70 DOM
4. 2026-06-15
   days on market $130,000 Active 69 DOM
5. 2026-06-13
   days on market $130,000 Active 67 DOM
6. 2026-06-12
   days on market $130,000 Active 66 DOM
7. 2026-06-09
   days on market $130,000 Active 63 DOM
8. 2026-06-08
   days on market $130,000 Active 62 DOM
9. 2026-06-07
   days on market $130,000 Active 61 DOM
10. 2026-06-07
    days on market $130,000 Active 60 DOM
11. 2026-06-04
    days on market $130,000 Active 57 DOM
12. 2026-06-02
    days on market $130,000 Active 56 DOM
13. 2026-06-01
    days on market $130,000 Active 55 DOM
14. 2026-05-31
    days on market $130,000 Active 54 DOM
15. 2026-04-07
    listed $130,000 New 286-char remark

    Show marketing remark (286 chars)

    Very cute 2 bed /1 bath home with 1 car detached garage in Tekamah. Appliances stay! Beautiful wood floors throughout. Quiet location. Perfect for rental, downsizing, or starter home. This home makes great use of the space and feels bigger than it is. Come take a look before it's gone.

16. 2010-09-29
    soldstatus $19,502
17. 2010-09-01
    historical
18. 2010-07-20
    historical
19. 2010-07-19
    listed $23,500
20. 2010-06-02
    listed $25,000

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $2,249 · $187/mo
• Expected delta: +$1,437/yr (+$120/mo · 177.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $14,100
• − Mortgage interest: −$7,282
• − Property taxes: −$812
• − Insurance: −$650
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$3,782
• Taxable loss: −$681
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $1,660/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: Tekamah-Herman Community Schools
• NCES district ID: 3100071
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $48,922
• Composite: 40.2/100
• National rank: #3784
• State rank: #72 of 111 in NE

Livability — Tekamah

• Score: 73/100
• State rank: #138
• US rank: #5087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tekamah, NE
• Population (ZIP): 2,249

Population outlook (Burt County) Hauer SSP2

• Today (2025): 6,136 people
• By 2030: 5,896 · -3.9%
• By 2040: 5,446 · -11.2%
• By 2050: 5,044 · -17.8%
• By 2075: 4,535 · -26.1%
• By 2100: 3,973 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Burt

• 2024 margin: Solid R (+45.1) · D 26.9% · R 72.0% · Other 1.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -14.6pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+40.6 2016: R+40.6 2012: R+22.0 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.88%
• Current HPI: 257.6227
• 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

+420.0% since first listed

6 events — show timeline

• 2026-04-07 Listed $130,000 GPRMLS
• 2010-09-29 Sold (Public Records) $19,502 Public Records
• 2010-09-01 Listing Removed — GPRMLS
• 2010-07-20 Listing Removed — GPRMLS
• 2010-07-19 Listed $23,500 GPRMLS
• 2010-06-02 Listed $25,000 GPRMLS

Property tax history

-2.9%/yr

Latest (2020): $812 · -14.3% YoY. Source: county tax records.