315 N Osborn St · Oakland, NE 68045

$105,000

1 bd · 2.0 ba · 816 sqft · SingleFamily public records · 4 Days on market

Built 1880 8,712 sqft lot $129/sqft · at area comps Est $101k · at est.

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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).

• Appreciation +8.8/10.0
• Cash flow +8.7/30.0
• ARV discount +5.8/15.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

This cozy 2 bedroom 1 bath home as lot to offer. A number of updates were completed in 2014, these updated included a newly attached & heated two car garage, Updated plumbing, New Water line from the street, New siding, newer windows, new back deck, updated kitchen & bath! Located on a corner lot with alley access. Some cosmetic updates are needed but the large project have all been done! All measurements are approximate.

Key facts

• New water line
• New siding
• New back deck

Tags

• HEATED TWO CAR GARAGE
• UPDATED PLUMBING
• NEW WATER LINE
• NEW SIDING
• NEWER WINDOWS
• NEW BACK DECK

Property features AI

Exterior

• Parking: Attached heated garage with 2 covered spaces (2 total)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Not new / not a model; One-story (living area all on main floor)
• Construction: Built in 1880; Composition roof; Brick/mortar and other foundation
• Exterior features: Deck; Corner lot; Lot up to 1/4 acre (approx. 0.2 acre); Lot dimensions about 66 x 132; Lot included in price

Interior

• Bedrooms: Master bedroom on the main floor; Additional bedrooms on the main floor
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Partial basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (19.9% below list).
• Recommended offer: $84k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#98 in NE, #3,931 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Oakland Craig Public Schools (rural): math 55% / reading 55% proficiency, ranked #39 of 111 in NE (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oakland Craig Elementary (math 47% / reading 52%, grade D, #233 of 502 statewide, top 52%, 223 students, 15% FRL); Oakland Craig Junior-Senior High (math 62% / reading 57%, grade C+, #49 of 261 statewide, top 26%, 193 students, 4% FRL) — zoned schools average 9% FRL vs 27% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 15 units permitted in Burt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($726 loan paydown + $8k appreciation (7.6% local appreciation)).
• Burt County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,135 (19.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1880 — 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 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?
5. 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?
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: 0.80% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 10.4

CMA / ARV

• ARV (median comp): $101,274
• List price: $105,000
• Delta: 3.68%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 N Osborn Ave	0.08mi	2/1.0 (+1)	721 (-12%)	10mo	$58,000	$80	60
606 N Oakland Ave	0.25mi	2/1.0 (+1)	936 (+15%)	8mo	$99,900	$107	48
115 N Osborn Ave	0.15mi	2/2.0 (+1)	920 (+13%)	23mo	$107,000	$116	47

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

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.19×
• Total profit: $35,027
• Equity at exit: $76,969

10-year hold

• IRR: 15.9%
• Equity multiple: 4.60×
• Total profit: $105,834
• Equity at exit: $150,184

Cash invested: $29,400 (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 68045

• Home prices YoY: 2.8%
• Active inventory: 8
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $841 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$159 /mo · $1,903/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $-88

Break-even live

Break-even rent $953

Max offer price $89,407

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-59	+0% $-88	+5% $-118	+10% $-148
Rent	-10% $-155	-5% $-122	+0% $-88	+5% $-55	+10% $-22
Rate	-1.0pp $-35	-0.5pp $-62	base $-88	+0.5pp $-115	+1.0pp $-143

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-11
   status Pending 517-char remark
2. 2026-05-06
   listed $105,000 New 517-char remark
3. 2024-01-19
   soldstatus $80,000
4. 2024-01-02
   status Pending 433-char remark

   Show marketing remark (433 chars)

   This cozy 2 bedroom 1 bath home as lot to offer. A number of updates were completed in 2014, these updated included a newly attached & heated two car garage, Updated plumbing, New Water line from the street, New siding, newer windows, new back deck, updated kitchen & bath! Located on a corner lot with alley access. Some cosmetic updates are needed but the large project have all been done! All measurements are approximate.

5. 2023-12-19
   soldstatus $80,000 Sold 433-char remark

   Show marketing remark (433 chars)

   This cozy 2 bedroom 1 bath home as lot to offer. A number of updates were completed in 2014, these updated included a newly attached & heated two car garage, Updated plumbing, New Water line from the street, New siding, newer windows, new back deck, updated kitchen & bath! Located on a corner lot with alley access. Some cosmetic updates are needed but the large project have all been done! All measurements are approximate.

6. 2023-12-14
   listed $85,000 New 433-char remark

   Show marketing remark (433 chars)

   This cozy 2 bedroom 1 bath home as lot to offer. A number of updates were completed in 2014, these updated included a newly attached & heated two car garage, Updated plumbing, New Water line from the street, New siding, newer windows, new back deck, updated kitchen & bath! Located on a corner lot with alley access. Some cosmetic updates are needed but the large project have all been done! All measurements are approximate.

7. 2017-08-02
   historical
8. 2016-08-01
   listed $69,900
9. 2015-02-20
   historical
10. 2015-02-12
    listed $79,900
11. 2013-03-27
    soldstatus $15,000
12. 2013-01-08
    listed $18,900
13. 2012-09-10
    historical
14. 2012-03-09
    listed $24,900
15. 2008-07-30
    soldstatus $19,500

ⓘ 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: $1,903 · $159/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $10,096
• − Mortgage interest: −$5,882
• − Property taxes: −$1,903
• − Insurance: −$525
• − Repairs & maintenance: −$808
• − Management: −$808
• − Depreciation: −$3,055
• Taxable loss: −$2,883
• Est. tax savings @ 24.0%: +$692
• After-tax cash flow: $-367/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: Oakland Craig Public Schools
• NCES district ID: 3174640
• Math proficiency: 55% ▼ -6.00%
• Reading proficiency: 55% ▼ -2.00%
• Median HH income: $50,268
• Composite: 46.97/100
• National rank: #2354
• State rank: #39 of 111 in NE

Livability — Oakland

• Score: 75/100
• State rank: #98
• US rank: #3931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland, NE
• Population (ZIP): 2,191

Population outlook (Burt County) Hauer SSP2

• Today (2025): 6,136 people
• By 2030: 5,896 · -3.9%
• By 2040: 5,446 · -11.2%
• By 2050: 5,044 · -17.8%
• By 2075: 4,535 · -26.1%
• By 2100: 3,973 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4%
• Common ancestry: Slovak 2% Portuguese 2% Lithuanian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Burt

• 2024 margin: Solid R (+45.1) · D 26.9% · R 72.0% · Other 1.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -14.6pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+40.6 2016: R+40.6 2012: R+22.0 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.61%
• Current HPI: 284.0072
• 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

+438.5% since first listed

16 events — show timeline

• 2026-06-12 Sold (MLS) $105,000 GPRMLS
• 2026-05-11 Pending — GPRMLS
• 2026-05-06 Listed $105,000 GPRMLS
• 2024-01-19 Sold (Public Records) $80,000 Public Records
• 2024-01-02 Pending — GPRMLS
• 2023-12-19 Sold (MLS) $80,000 GPRMLS
• 2023-12-14 Listed $85,000 GPRMLS
• 2017-08-02 Listing Removed — GPRMLS
• 2016-08-01 Listed $69,900 GPRMLS
• 2015-02-20 Listing Removed — GPRMLS
• 2015-02-12 Listed $79,900 GPRMLS
• 2013-03-27 Sold (MLS) $15,000 GPRMLS
• 2013-01-08 Listed $18,900 GPRMLS
• 2012-09-10 Listing Removed — GPRMLS
• 2012-03-09 Listed $24,900 GPRMLS
• 2008-07-30 Sold (Public Records) $19,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,903 · +9.4% YoY. Source: county tax records.