103 Spring St · Dalton, NE 69131

$98,000

3 bd · 1.0 ba · 851 sqft · SingleFamily public records · 10 Days on market

Built 2015

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +5.2/10.0
• Schools +5.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Location, Location, Location! This is a livable, fixer-upper on the North edge of town! With a dead end street and only 1 direct neighbor, this property provides some seclusion where you get to enjoy the beautiful sunrises and sunsets! There are many choke cherry trees that line the north edge of the property. A big wooden deck in the back that views the spacious back yard. A 100 sq ft lean-to shelter is attached to the back of a 260 sq ft 1 car garage. * central air furnace * electrical has been run to a concrete pad, ready to install an A/C into the furnace. * additional non conforming bedroom in the basement. * remodeled kitchen with a countertop dishwasher. * a new bathtub ready

Key facts

• Remodeled kitchen
• New bathtub
• Dead end street

Tags

• DEAD END STREET
• BIG WOODEN DECK
• REMODELED KITCHEN
• NEW BATHTUB
• NEW ANDERSON BATHROOM WINDOW

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $98k).

Location & tenants

• Location reads 69/100 on livability (#244 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Leyton Public Schools (rural): math 60% / reading 55% proficiency, ranked #82 of 245 in NE (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 10 units permitted in Cheyenne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($678 loan paydown + $4k appreciation (3.6% local appreciation)).
• Cheyenne County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $98k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
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: 1.02% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.97×
• Total profit: $26,548
• Equity at exit: $47,528

10-year hold

• IRR: 17.5%
• Equity multiple: 3.71×
• Total profit: $74,419
• Equity at exit: $76,061

Cash invested: $27,440 (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 69131

• Home prices YoY: 2.1%
• Active inventory: 3
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $181

Break-even live

Break-even rent $767

Max offer price $98,000

Occupancy floor 77%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $98,000 Active 10 DOM
2. 2026-06-17
   days on market $98,000 Active 9 DOM
3. 2026-06-16
   days on market $98,000 Active 8 DOM
4. 2026-06-15
   days on market $98,000 Active 7 DOM
5. 2026-06-13
   days on market $98,000 Active 5 DOM
6. 2026-06-12
   days on market $98,000 Active 4 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $98,000 Active 1 DOM

ⓘ 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: $618 · $52/mo
• Projected year-2 tax: $1,695 · $141/mo
• Expected delta: +$1,077/yr (+$90/mo · 174.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,956
• − Mortgage interest: −$5,490
• − Property taxes: −$618
• − Insurance: −$490
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,851
• Taxable income: $594
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $2,027/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: Leyton Public Schools
• NCES district ID: 3100072
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $50,294
• Composite: 50.75/100
• National rank: #3916
• State rank: #82 of 245 in NE

Livability — Dalton

• Score: 69/100
• State rank: #244
• US rank: #8732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dalton, NE
• Population (ZIP): 805

Population outlook (Cheyenne County) Hauer SSP2

• Today (2025): 10,658 people
• By 2030: 10,916 · +2.4%
• By 2040: 11,367 · +6.7%
• By 2050: 11,766 · +10.4%
• By 2075: 12,967 · +21.7%
• By 2100: 12,982 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 1% Iranian 1% Scottish 0%

Political lean MEDSL · Cheyenne

• 2024 margin: Solid R (+64.1) · D 17.4% · R 81.5% · Other 1.1%
• 2008→2024 swing: -14.5pp toward R · 2008: -49.6pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+61.9 2016: R+63.6 2012: R+51.2 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.62%
• Current HPI: 172.738
• 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

+157.9% since first listed

4 events — show timeline

• 2026-06-09 Listed $98,000 FSBO.com
• 2020-08-06 Sold (Public Records) $45,000 Public Records
• 2016-06-24 Sold (Public Records) $37,500 Public Records
• 2006-05-17 Sold (Public Records) $38,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $618 · +15.6% YoY. Source: county tax records.