526 N Hall St · Valentine, NE 69201

$99,000

2 bd · 1.0 ba · 1,961 sqft · SingleFamily public records · 284 Days on market

Built 1920 7,500 sqft lot $50/sqft · 70% below area Est $170k · 42% under ↓ 27% since listing

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home in a prime location! Featuring a maintenance-free exterior, detached 3-car garage, underground sprinklers, newer windows and efficient geothermal heating and cooling. Comfort and convenience all in one!

Key facts

• Newer windows
• Detached garage
• 7,500 sq ft lot

Tags

• MAINTENANCE-FREE EXTERIOR
• DETACHED GARAGE
• UNDERGROUND SPRINKLERS
• NEWER WINDOWS
• GEOTHERMAL HEATING AND COOLING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#40 in NE, #2,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Valentine Community Schools (town): math 55% / reading 54% proficiency, ranked #47 of 111 in NE (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 15 units permitted in Cherry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cherry County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (median comp): $169,790
• List price: $99,000
• Delta: -41.69%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
538 N Main St	0.08mi	3/2.0 (+1)	2,184 (+11%)	2mo	$179,900	$82	67
512 Sandoz St	0.44mi	3/2.0 (+1)	1,965 (+0%)	5mo	$215,000	$109	66
606 N Cherry St	0.17mi	3/3.0 (+1)	1,871 (-5%)	9mo	$238,000	$127	64
240 W 3rd St	0.36mi	3/2.0 (+1)	1,872 (-4%)	6mo	$310,000	$166	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,801
• Equity at exit: $14,761

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $12,408
• Equity at exit: $8,560

Cash invested: $27,720 (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 69201

• Home prices YoY: -27.5%
• Active inventory: 16
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $192

Break-even live

Break-even rent $800

Max offer price $99,000

Occupancy floor 77%

Sensitivity live

Price	-10% $248	-5% $220	+0% $192	+5% $164	+10% $136
Rent	-10% $110	-5% $151	+0% $192	+5% $234	+10% $275
Rate	-1.0pp $242	-0.5pp $218	base $192	+0.5pp $167	+1.0pp $141

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-24
   price $99,000 216-char remark

   Show marketing remark (216 chars)

   Charming home in a prime location! Featuring a maintenance-free exterior, detached 3-car garage, underground sprinklers, newer windows and efficient geothermal heating and cooling. Comfort and convenience all in one!

2. 2025-08-13
   listed $135,000 New 216-char remark

   Show marketing remark (216 chars)

   Charming home in a prime location! Featuring a maintenance-free exterior, detached 3-car garage, underground sprinklers, newer windows and efficient geothermal heating and cooling. Comfort and convenience all in one!

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: +$852/yr (+$71/mo · 98.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $12,526
• − Mortgage interest: −$5,546
• − Property taxes: −$861
• − Insurance: −$495
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,880
• Taxable income: $740
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,132/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: Valentine Community Schools
• NCES district ID: 3178020
• Math proficiency: 55% ▼ -8.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $47,004
• Composite: 46.24/100
• National rank: #2487
• State rank: #47 of 111 in NE

Livability — Valentine

• Score: 79/100
• State rank: #40
• US rank: #2179

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: Valentine, NE
• Population (ZIP): 4,034

Population outlook (Cherry County) Hauer SSP2

• Today (2025): 6,012 people
• By 2030: 6,111 · +1.6%
• By 2040: 6,359 · +5.8%
• By 2050: 6,690 · +11.3%
• By 2075: 7,974 · +32.6%
• By 2100: 8,850 · +47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Native American 12% Two or more races 9% Hispanic / Latino 4% Asian 2% Black 1%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 2% Vietnamese 2%

Political lean MEDSL · Cherry

• 2024 margin: Solid R (+76.2) · D 11.4% · R 87.5% · Other 1.1%
• 2008→2024 swing: -18.6pp toward R · 2008: -57.6pp · 2024: -76.2pp
• All cycles: 2024: R+76.2 2020: R+75.6 2016: R+74.8 2012: R+69.5 2008: R+57.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.49%
• Current HPI: 167.7596
• 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

-26.7% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $99,000 GPRMLS
• 2025-08-13 Listed $135,000 GPRMLS

Property tax history

+0.7%/yr

Latest (2025): $861 · -3.4% YoY. Source: county tax records.