445 N L St · Fremont, NE 68025

$169,000

3 bd · 1.0 ba · 1,636 sqft · SingleFamily public records · 18 Days on market

Built 1947 5,676 sqft lot Est $221k · 23% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newer water heater & furnace, 150 AMP breakers, 16 x 7 porch

Key facts

• Close to schools
• Close to dining
• Extra green space

Tags

• QUIET NEIGHBORHOOD
• PARK ACROSS THE STREET
• EXTRA GREEN SPACE
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Exterior

• Parking: Detached covered garage (1 car); One total parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence (not new); Below-grade finished area and above-grade finished area
• Construction: Built in 1947; Composition roof; Concrete perimeter foundation
• Exterior features: Porch, enclosed porch, and deck; Chain link fencing; Paved road access; Corner lot

Interior

• Kitchen: Laminate flooring; Range; Refrigerator
• Bedrooms: Main floor primary bedroom with wood flooring; Basement bedrooms with luxury vinyl plank flooring
• Flooring: Wood flooring; Laminate flooring; Luxury vinyl plank
• Bathrooms: Two bathrooms: one full and one three-quarter; at least one on the main level and one below grade
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Finished basement with egress; Sunroom with wall-to-wall carpeting; No fireplaces
• Laundry & utility: Washer and dryer; Laundry area with luxury vinyl plank flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $21 ($250/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 $143k (15.3% below list).
• Recommended offer: $143k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.3% in Fremont — 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 76/100 on livability (#92 in NE, #3,751 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, commute F.
• Fremont Public Schools (town): math 34% / reading 36% proficiency, ranked #103 of 111 in NE (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Elementary School (math 22% / reading 22%, grade F, #459 of 502 statewide, top 93%, 385 students, 81% FRL); Fremont Middle School (math 38% / reading 40%, grade F, #95 of 128 statewide, top 76%, 744 students, 66% FRL); Fremont Senior High School (math 42% / reading 48%, grade D-, #145 of 261 statewide, top 55%, 1,633 students, 55% FRL) — zoned schools average 67% FRL vs 46% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.1%/yr); 238 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 82 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 8 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 $114k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,079 (15.3% below list)

Questions for the listing agent

1. Built in 1947 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $220,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
646 W 8th St	0.23mi	4/1.5 (+1)	1,727 (+6%)	1mo	$217,000	$126	72
239 W 12 St	0.55mi	2/1.0 (-1)	1,631 (-0%)	1mo	$220,000	$135	68
1510 W 9th St	0.70mi	3/1.0	1,718 (+5%)	1mo	$245,000	$143	58
425 W Washington St	0.56mi	4/1.0 (+1)	1,615 (-1%)	11mo	$200,000	$124	58
1140 N Main St	0.67mi	3/1.0	1,704 (+4%)	5mo	$185,000	$109	58
231 East 3rd St	0.53mi	3/2.0	1,523 (-7%)	4mo	$250,000	$164	56
606 W 10th St	0.36mi	3/2.0	1,428 (-13%)	5mo	$175,000	$123	53
1455 N H St	0.71mi	3/2.0	1,591 (-3%)	8mo	$265,000	$167	52
1425 N Somers Ave	0.67mi	3/2.0	1,738 (+6%)	7mo	$250,000	$144	49
935 M St	0.33mi	2/2.0 (-1)	1,392 (-15%)	10mo	$170,000	$122	42
323 E 4th St	0.59mi	4/2.0 (+1)	1,497 (-8%)	10mo	$236,000	$158	41
1115 N Park Ave	0.59mi	2/2.0 (-1)	1,440 (-12%)	11mo	$177,000	$123	34

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.36×
• Total profit: $-30,266
• Equity at exit: $25,198

10-year hold

• IRR: -18.3%
• Equity multiple: 0.14×
• Total profit: $-40,909
• Equity at exit: $14,612

Cash invested: $47,320 (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 68025

• Home prices YoY: -34.1%
• Rents YoY: -2.1%
• Active inventory: 238
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $21

Break-even live

Break-even rent $1,404

Max offer price $169,000

Occupancy floor 94%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1619 E Military Ave Unit 2301 Fremont, NE	2.0	2.0	1100	$1,195	$1.09	21d	1	1.45mi

Listing history 15 events

1. 2026-06-19
   days on market $169,000 Active 18 DOM
2. 2026-06-18
   days on market $169,000 Active 17 DOM
3. 2026-06-17
   days on market $169,000 Active 16 DOM
4. 2026-06-16
   days on market $169,000 Active 15 DOM
5. 2026-06-15
   days on market $169,000 Active 14 DOM
6. 2026-06-14
   days on market $169,000 Active 12 DOM
7. 2026-06-12
   days on market $169,000 Active 11 DOM
8. 2026-06-09
   days on market $169,000 Active 8 DOM
9. 2026-06-09
   price $169,000 Active 7 DOM
10. 2026-06-08
    days on market $172,000 Active 7 DOM
11. 2026-06-07
    statusdays on market $172,000 Active 6 DOM
12. 2026-06-05
    days on market $172,000 New 3 DOM
13. 2026-06-03
    days on market $172,000 New 2 DOM
14. 2026-06-01
    remarks 589-char remark
15. 2026-06-01
    listed $172,000 New 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: $1,834 · $153/mo
• Projected year-2 tax: $2,924 · $244/mo
• Expected delta: +$1,090/yr (+$91/mo · 59.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 16% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $17,169
• − Mortgage interest: −$9,467
• − Property taxes: −$1,834
• − Insurance: −$845
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$4,916
• Taxable loss: −$2,639
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $883/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: Fremont Public Schools
• NCES district ID: 3170710
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $47,111
• Composite: 30.07/100
• National rank: #6347
• State rank: #103 of 111 in NE

Livability — Fremont

• Score: 76/100
• State rank: #92
• US rank: #3751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, NE
• County: Dodge County · 31,658 people
• City population: 31,658
• Metro: Fremont, NE
• Population (ZIP): 31,658
• Household income: $72,254
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 893.0

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 37,191 people
• By 2030: 37,238 · +0.1%
• By 2040: 37,256 · +0.2%
• By 2050: 37,494 · +0.8%
• By 2075: 39,165 · +5.3%
• By 2100: 40,221 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 2% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 14%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.6) · D 33.0% · R 65.7% · Other 1.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -12.0pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+32.1 2016: R+35.3 2012: R+22.7 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.59%
• Current HPI: 318.3329
• Rent YoY: ▼ -2.14%
• Metro: Fremont, NE
• 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

+146.1% since first listed

19 events — show timeline

• 2026-06-01 Listed $172,000 GPRMLS
• 2019-05-28 Sold (Public Records) $114,000 Public Records
• 2019-05-28 Sold (MLS) $114,000 GPRMLS
• 2019-05-08 Pending — GPRMLS
• 2019-03-01 Listed $125,000 GPRMLS
• 2019-01-20 Listing Removed — GPRMLS
• 2018-07-19 Listed $125,000 GPRMLS
• 2013-08-06 Listing Removed — GPRMLS
• 2013-05-14 Listed $84,599 GPRMLS
• 2012-11-05 Listing Removed — GPRMLS
• 2012-08-04 Listed $89,495 GPRMLS
• 2012-04-20 Sold (MLS) $50,000 GPRMLS
• 2012-04-17 Sold (Public Records) $50,000 Public Records
• 2012-03-26 Listing Removed — GPRMLS
• 2011-11-29 Listing Removed — GPRMLS
• 2011-11-28 Listed $57,900 GPRMLS
• 2011-05-29 Listing Removed — GPRMLS
• 2011-05-28 Listed $59,900 GPRMLS
• 2010-11-28 Listed $69,900 GPRMLS

Property tax history

+4.3%/yr

Latest (2025): $1,834 · +45.2% YoY. Source: county tax records.