603 Oasis Pl · Cairo, NE 68824

$80,000

3 bd · 2.0 ba · 1,483 sqft · SingleFamily public records · 15 Days on market

Built 1994 10,759 sqft 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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor opportunity with endless potential! This manufactured home is being sold AS-IS and is CASH ONLY, making it the perfect project for investors, flippers, or buyers looking to add value. Situated on a large corner lot, this property offers plenty of space and possibilities. A major bonus is the 1,200 sq. ft. detached garage added in 2015 — ideal for storage, workshop space, hobbies, or additional income potential. Bring your vision and creativity to unlock all this property has to offer!

Key facts

• Workshop space
• Income potential
• Storage space

Tags

• CORNER LOT
• DETACHED GARAGE
• STORAGE SPACE
• WORKSHOP SPACE
• INCOME POTENTIAL

Property features AI

Finance

• Other: Lot approximately 0.247 acres (11,935 sq ft)
• Financial info: No investor or income/expense details provided

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas available; Sewer connected
• Home design: Manufactured home (residential, single-family); Subdivision: Weber
• Construction: No year-built or foundation information provided
• Exterior features: Composition roof; Workshop on the property; Has spa / hot tub

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas water heater; Crawl space basement
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#175 in NE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Centura Public Schools (rural): math 59% / reading 58% proficiency, ranked #22 of 111 in NE (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Centura Elementary School (math 62% / reading 62%, grade B, #93 of 502 statewide, top 21%, 273 students, 36% FRL); Centura Secondary School (math 57% / reading 52%, grade C-, #80 of 261 statewide, top 37%, 208 students, 33% FRL).
• Market conditions: 11 active listings in the ZIP; 246 units permitted in Hall County in 2024 (98 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($553 loan paydown + $584 appreciation (0.7% local appreciation)).
• Hall County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.52% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.77×
• Total profit: $17,342
• Equity at exit: $26,190

10-year hold

• IRR: 19.2%
• Equity multiple: 3.27×
• Total profit: $50,905
• Equity at exit: $33,954

Cash invested: $22,400 (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 68824

• Home prices YoY: 0.3%
• Active inventory: 11
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$247 /mo · $2,966/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $264

Break-even live

Break-even rent $886

Max offer price $80,000

Occupancy floor 73%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-03
   status $80,000 Pending 15 DOM
2. 2026-06-02
   days on market $80,000 Active 15 DOM
3. 2026-06-01
   days on market $80,000 Active 14 DOM
4. 2026-05-31
   days on market $80,000 Active 13 DOM
5. 2026-05-30
   days on market $80,000 Active 12 DOM
6. 2026-05-18
   listed $80,000 Active
7. 2006-07-27
   soldstatus $68,000

ⓘ 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: $2,966 · $247/mo
• Projected year-2 tax: $2,966 · $247/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $14,637
• − Mortgage interest: −$4,481
• − Property taxes: −$2,966
• − Insurance: −$400
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$2,327
• Taxable income: $2,121
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $2,654/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: Centura Public Schools
• NCES district ID: 3162950
• Math proficiency: 59% ▲ 2.00%
• Reading proficiency: 58% ▲ 2.00%
• Median HH income: $55,438
• Composite: 50.37/100
• National rank: #1874
• State rank: #22 of 111 in NE

Livability — Cairo

• Score: 72/100
• State rank: #175
• US rank: #6273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cairo, NE
• Population (ZIP): 1,585

Population outlook (Hall County) Hauer SSP2

• Today (2025): 68,137 people
• By 2030: 71,543 · +5.0%
• By 2040: 78,843 · +15.7%
• By 2050: 86,765 · +27.3%
• By 2075: 111,764 · +64.0%
• By 2100: 137,991 · +102.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 9% Black 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 15% Serbian 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+37.8) · D 30.5% · R 68.3% · Other 1.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -24.1pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+34.8 2016: R+37.5 2012: R+27.6 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.73%
• Current HPI: 226.5135
• 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

+17.6% since first listed

2 events — show timeline

• 2026-05-18 Listed $80,000 GIBOR
• 2006-07-27 Sold (Public Records) $68,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,966 · +1.4% YoY. Source: county tax records.