525 Stockton St · Bradshaw, NE 68319

$125,000

3 bd · 1.0 ba · 676 sqft · SingleFamily public records · 42 Days on market

Built 1900 8,276 sqft lot $185/sqft · 31% above area Est $165k · 24% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Appreciation +6.4/10.0
• Schools +5.7/10.0
• DSCR +4.4/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming property is completely updated with new flooring throughout and a new metal roof. Updated windows, electrical, plumbing, and added insulation. All-electric home with an updated PTAC HVAC system. Added storage with attic access. Bathroom is in progress with some unfinished wall areas—tile and materials included. One-car attached garage. Alley access behind the fenced backyard.

Key facts

• New metal roof
• Updated electrical
• Updated windows

Tags

• NEW FLOORING
• NEW METAL ROOF
• UPDATED WINDOWS
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• ADDED INSULATION

Property features AI

Exterior

• Parking: 1-car garage
• Security: Smoke detectors
• Utilities: Sewer connected
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Vinyl siding
• Exterior features: Wood fencing; Metal roof

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Pantry; Window coverings; Partial basement
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $24 ($288/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 $97k (22.3% below list).
• Recommended offer: $97k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#315 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Heartland Community Schools (rural): math 70% / reading 60% proficiency, ranked #30 of 245 in NE (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Heartland Community Elementary (math 52% / reading 62%, grade C+, #136 of 502 statewide, top 31%, 197 students, 36% FRL); Heartland Community High Sch (math 72% / reading 57%, grade B-, #25 of 261 statewide, top 13%, 156 students, 29% FRL).
• Market conditions: 2 active listings in the ZIP; 29 units permitted in York County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $4k appreciation (2.9% local appreciation)).
• York County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,140 (22.3% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.78% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (median comp): $164,891
• List price: $125,000
• Delta: -24.19%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

2.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.45×
• Total profit: $15,691
• Equity at exit: $55,317

10-year hold

• IRR: 10.6%
• Equity multiple: 2.56×
• Total profit: $54,698
• Equity at exit: $84,566

Cash invested: $35,000 (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 68319

• Home prices YoY: 2.5%
• Active inventory: 2
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $971 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $24

Break-even live

Break-even rent $941

Max offer price $125,000

Occupancy floor 93%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   statusdays on market $125,000 Pending 42 DOM
2. 2026-06-09
   days on market $125,000 Active 40 DOM
3. 2026-06-08
   days on market $125,000 Active 39 DOM
4. 2026-06-07
   days on market $125,000 Active 38 DOM
5. 2026-06-05
   days on market $125,000 Active 36 DOM
6. 2026-06-04
   days on market $125,000 Active 34 DOM
7. 2026-06-02
   days on market $125,000 Active 33 DOM
8. 2026-06-01
   days on market $125,000 Active 32 DOM
9. 2026-05-31
   days on market $125,000 Active 31 DOM
10. 2026-04-28
    listed $125,000 Active 398-char remark

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$1,733/yr (+$144/mo · 403.0%)

ⓘ 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 ≥104°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: $11,657
• − Mortgage interest: −$7,002
• − Property taxes: −$430
• − Insurance: −$625
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$3,636
• Taxable loss: −$1,902
• Est. tax savings @ 24.0%: +$456
• After-tax cash flow: $744/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: Heartland Community Schools
• NCES district ID: 3100117
• Math proficiency: 70% ▲ 5.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $57,754
• Composite: 57.38/100
• National rank: #2285
• State rank: #30 of 245 in NE

Livability — Bradshaw

• Score: 66/100
• State rank: #315
• US rank: #11773

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: Bradshaw, NE
• Population (ZIP): 607

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 21% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 20% Puerto Rican 1%
• Common ancestry: Scottish 4% Romanian 2% Lithuanian 1%
• Languages at home: 87% English-only · Spanish 12% German/W. Germanic 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: ▲ 2.87%
• Current HPI: 118.2419
• 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

4 events — show timeline

• 2026-06-11 Pending — GIBOR
• 2026-05-23 Relisted — GIBOR
• 2026-05-21 Pending — GIBOR
• 2026-04-28 Listed $125,000 GIBOR

Property tax history

+16.6%/yr

Latest (2025): $430 · -14.3% YoY. Source: county tax records.