115 S York Ave · York, NE 68467

$69,500

1 bd · 1.0 ba · 618 sqft · SingleFamily public records · 48 Days on market

Built 1920 0.63 ac lot $112/sqft · 29% below area Est $98k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR & BUILDER ALERT — RARE OPPORTUNITY! Don’t miss your chance to own one of the few in-town . 66 acre lots available! This property is all about location, space, and potential — featuring no backyard neighbors, a peaceful creek and walking trail directly behind, and a charming city gazebo right across the street. The existing structure is NOT livable and is being sold as land only, making this the perfect blank canvas for your next build or investment project. Build your dream home Develop in a highly desirable setting Enjoy privacy + nature with in-town convenience Opportunities like this don’t come around often — secure it before someone else do

Key facts

• Trail access
• Stream access
• Triple lot

Tags

• TRIPLE LOT
• STREAM ACCESS
• TRAIL ACCESS
• CLEARED AND READY FOR DEVELOP
• UTILITIES ALREADY PRESENT

Property features AI

Finance

• Other: Living area reported as 618 square feet; Lot included in price

Exterior

• Parking: No garage
• Utilities: Public water; Electricity available / electric on property
• Home design: Single family residence; Residential property; Not new / not a model; One-story (main floor living shown)
• Construction: Built in 1920; Masonite exterior; Composition roof; Block foundation
• Exterior features: City lot; Lot over 1/2 up to 1 acre; Lot dimensions approximately 150 x 220 x 150 x 148

Interior

• Bedrooms: Master bedroom on the main floor
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No fuel heating
• Interior features: No fireplaces; No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $70k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.2% in York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#24 in NE, #1,666 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• York Public Schools (town): math 55% / reading 51% proficiency, ranked #55 of 111 in NE (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: York Elementary School (math 58% / reading 50%, grade C, #194 of 502 statewide, top 39%, 594 students, 50% FRL); York Middle School (math 54% / reading 52%, grade C+, #41 of 128 statewide, top 32%, 315 students, 44% FRL); York High School (math 52% / reading 47%, grade D, #107 of 261 statewide, top 52%, 522 students, 39% FRL).
• Market conditions: 74 active listings in the ZIP; 29 units permitted in York County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• York County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.40% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.52%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

• ARV (median comp): $98,222
• List price: $69,500
• Delta: -29.24%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.1%
• Equity multiple: 1.56×
• Total profit: $10,938
• Equity at exit: $10,363

10-year hold

• IRR: 22.8%
• Equity multiple: 2.96×
• Total profit: $38,050
• Equity at exit: $6,009

Cash invested: $19,460 (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 68467

• Active inventory: 74
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $349

Break-even live

Break-even rent $533

Max offer price $69,500

Occupancy floor 59%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $69,500 Active 48 DOM
2. 2026-06-17
   days on market $69,500 Active 47 DOM
3. 2026-06-16
   days on market $69,500 Active 46 DOM
4. 2026-06-15
   days on market $69,500 Active 45 DOM
5. 2026-06-13
   days on market $69,500 Active 43 DOM
6. 2026-06-12
   days on market $69,500 Active 42 DOM
7. 2026-06-09
   days on market $69,500 Active 39 DOM
8. 2026-06-08
   days on market $69,500 Active 38 DOM
9. 2026-06-07
   days on market $69,500 Active 37 DOM
10. 2026-06-07
    days on market $69,500 Active 36 DOM
11. 2026-06-04
    days on market $69,500 Active 33 DOM
12. 2026-06-02
    days on market $69,500 Active 32 DOM
13. 2026-06-01
    days on market $69,500 Active 31 DOM
14. 2026-05-31
    days on market $69,500 Active 30 DOM
15. 2026-05-19
    historical
16. 2026-05-01
    listed $69,500 New 713-char remark
17. 2026-04-03
    price $69,500
18. 2025-11-26
    listed $79,000 New
19. 2025-11-18
    historical
20. 2025-10-06
    price $79,900
21. 2025-09-29
    listed $86,000 New
22. 2025-05-12
    soldstatus $76,000
23. 2025-04-28
    soldstatus $49,000
24. 2025-03-11
    historical
25. 2025-01-27
    listed $70,000 New
26. 2004-06-02
    soldstatus $17,000
27. 2003-06-06
    soldstatus $15,500
28. 1999-04-30
    soldstatus $16,000

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $1,202 · $100/mo
• Expected delta: +$875/yr (+$73/mo · 267.6%)

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

Climate risk First Street

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,690
• − Mortgage interest: −$3,893
• − Property taxes: −$327
• − Insurance: −$348
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,022
• Taxable income: $3,230
• Est. tax owed @ 24.0%: −$775
• After-tax cash flow: $3,412/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: York Public Schools
• NCES district ID: 3179050
• Math proficiency: 55% ▼ -9.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $48,726
• Composite: 45.18/100
• National rank: #2675
• State rank: #55 of 111 in NE

Livability — York

• Score: 80/100
• State rank: #24
• US rank: #1666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: York, NE
• City population: 9,688
• Population (ZIP): 9,688

Population outlook (York County) Hauer SSP2

• Today (2025): 13,976 people
• By 2030: 14,103 · +0.9%
• By 2040: 14,490 · +3.7%
• By 2050: 15,059 · +7.7%
• By 2075: 18,276 · +30.8%
• By 2100: 21,449 · +53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Iranian 2% Romanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · York

• 2024 margin: Solid R (+51.3) · D 23.6% · R 74.9% · Other 1.5%
• 2008→2024 swing: -2.0pp toward R · 2008: -49.3pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+51.8 2016: R+56.0 2012: R+55.4 2008: R+49.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.71%
• Current HPI: 192.5562
• 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

+334.4% since first listed

14 events — show timeline

• 2026-05-19 Listing Removed — GPRMLS
• 2026-05-01 Listed $69,500 GPRMLS
• 2026-04-03 Price Changed $69,500 GPRMLS
• 2025-11-26 Listed $79,000 GPRMLS
• 2025-11-18 Listing Removed — GPRMLS
• 2025-10-06 Price Changed $79,900 GPRMLS
• 2025-09-29 Listed $86,000 GPRMLS
• 2025-05-12 Sold (Public Records) $76,000 Public Records
• 2025-04-28 Sold (Public Records) $49,000 Public Records
• 2025-03-11 Listing Removed — GPRMLS
• 2025-01-27 Listed $70,000 GPRMLS
• 2004-06-02 Sold (Public Records) $17,000 Public Records
• 2003-06-06 Sold (Public Records) $15,500 Public Records
• 1999-04-30 Sold (Public Records) $16,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $327 · +26.8% YoY. Source: county tax records.