412 Hale St · Ansley, NE 68814

$60,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 83 Days on market

Built 1921 10,454 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Property in an online auction. All offers must be submitted through the property's listing on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions. HOME IS OCCUPIED. DO NOT SHOW.

Key facts

• 0.24 acre lot
• Built 1921
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#232 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, amenities F, commute F.
• Ansley Public Schools (rural): math 45% / reading 45% proficiency, ranked #183 of 245 in NE (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 22 units permitted in Custer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Custer County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($56k) 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: property tax is 2.5% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.96% ✓
• Cap rate: 15.57%
• Cash-on-cash: 33.13%
• DSCR: 2.47
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 38.9%
• Equity multiple: 3.19×
• Total profit: $36,818
• Equity at exit: $26,979

10-year hold

• IRR: 38.9%
• Equity multiple: 6.34×
• Total profit: $89,746
• Equity at exit: $41,577

Cash invested: $16,800 (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 68814

• Active inventory: 4
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $464

Break-even live

Break-even rent $591

Max offer price $60,000

Occupancy floor 56%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $60,000 Active 83 DOM
2. 2026-06-17
   days on market $60,000 Active 82 DOM
3. 2026-06-16
   days on market $60,000 Active 81 DOM
4. 2026-06-15
   days on market $60,000 Active 80 DOM
5. 2026-06-13
   days on market $60,000 Active 78 DOM
6. 2026-06-12
   days on market $60,000 Active 77 DOM
7. 2026-06-09
   days on market $60,000 Active 74 DOM
8. 2026-06-08
   days on market $60,000 Active 73 DOM
9. 2026-06-07
   days on market $60,000 Active 72 DOM
10. 2026-06-07
    days on market $60,000 Active 71 DOM
11. 2026-06-04
    days on market $60,000 Active 68 DOM
12. 2026-06-02
    days on market $60,000 Active 67 DOM
13. 2026-06-01
    days on market $60,000 Active 66 DOM
14. 2026-05-31
    days on market $60,000 Active 65 DOM
15. 2026-03-20
    listed $60,000 Active 237-char remark

    Show marketing remark (249 chars)

    Property in an online auction. All offers must be submitted through the property’s listing on www. auction.com. The sale will be subject to a 5% buyer’s premium pursuant to the Auction Terms and Conditions. HOME IS OCCUPIED. DO NOT SHOW.

16. 2026-03-20
    listed $60,000 Active 249-char remark

    Show marketing remark (249 chars)

    Property in an online auction. All offers must be submitted through the property’s listing on www. auction.com. The sale will be subject to a 5% buyer’s premium pursuant to the Auction Terms and Conditions. HOME IS OCCUPIED. DO NOT SHOW.

ⓘ 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: $1,529 · $127/mo
• Projected year-2 tax: $1,529 · $127/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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,140
• − Mortgage interest: −$3,361
• − Property taxes: −$1,529
• − Insurance: −$300
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$1,745
• Taxable income: $4,942
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $4,380/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: Ansley Public Schools
• NCES district ID: 3103060
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $46,956
• Composite: 40.57/100
• National rank: #7661
• State rank: #183 of 245 in NE

Livability — Ansley

• Score: 70/100
• State rank: #232
• US rank: #8129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ansley, NE
• Population (ZIP): 919

Population outlook (Custer County) Hauer SSP2

• Today (2025): 10,538 people
• By 2030: 10,428 · -1.0%
• By 2040: 10,254 · -2.7%
• By 2050: 10,054 · -4.6%
• By 2075: 10,465 · -0.7%
• By 2100: 9,512 · -9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Native American 5% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Italian 3% Slovak 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Custer

• 2024 margin: Solid R (+72.3) · D 13.3% · R 85.7%
• 2008→2024 swing: -16.6pp toward R · 2008: -55.7pp · 2024: -72.3pp
• All cycles: 2024: R+72.3 2020: R+71.6 2016: R+72.5 2012: R+58.8 2008: R+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-20 Listed $60,000 GMNMLS
• 2026-03-20 Listed $60,000 GIBOR

Property tax history

+15.4%/yr

Latest (2025): $1,529 · +27.0% YoY. Source: county tax records.