1533 Ash St · Ashland, NE 68003

$154,900

1 bd · 1.0 ba · 1,163 sqft · SingleFamily public records · 3 Days on market

Built 1888 9,240 sqft lot Est $265k · 42% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.0/10.0
• Appreciation +5.1/10.0
• Schools +4.6/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away in the heart of Ashland, this charming 1-bedroom, 1.5-bath home with a spacious loft offers the perfect blend of privacy and nature. Situated on a large wooded lot with no neighbors behind, you’ll enjoy peaceful views and a secluded setting while still being close to town amenities. The inviting interior features cozy living spaces filled with natural light, while the loft provides flexible space for a second sleeping area, office, or hobby room. Outside, the detached 2-stall garage offers ample room for vehicles, storage, or workshop space. Whether you’re looking for a weekend retreat, investment opportunity, or full-time residence, this unique property delivers com

Key facts

• Flexible space
• Large wooded lot
• Peaceful views

Tags

• LARGE WOODED LOT
• PEACEFUL VIEWS
• SECLUDED SETTING
• FLEXIBLE SPACE
• DETACHED 2-STALL GARAGE

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 2 parking spaces (2 covered)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; One-and-a-half level; Not new (originally built 1888); Irregular entry/lot orientation
• Construction: Masonite and shingle siding (wood shingle); Composition and wood shingle roof; Block foundation; Originally built in 1888
• Exterior features: Porch; Chain link fencing; Wooded lot; Public sidewalk; Subdivided city lot (approximately 0.21 acre, irregular shape)

Interior

• Kitchen: Oven; Refrigerator; Dishwasher; Microwave; Disposal
• Bedrooms: Master bedroom on 2nd floor; Additional bedrooms on 2nd floor
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: High ceilings; Ceiling fan(s); Partially finished basement (below-grade finished area about 400); Skylight(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 9.1% vs local median 1.8% in Ashland — 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 84/100 on livability (#8 in NE, #712 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, commute F.
• Ashland-Greenwood Public Schools (town): math 51% / reading 54% proficiency, ranked #50 of 111 in NE (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ashland-Greenwood Elementary School (math 60% / reading 59%, grade B-, #111 of 502 statewide, top 26%, 562 students, 22% FRL); Ashland-Greenwood Middle School (math 38% / reading 46%, grade D-, #72 of 128 statewide, top 61%, 238 students, 27% FRL); Ashland-Greenwood High School (math 62% / reading 62%, grade B-, #39 of 261 statewide, top 18%, 299 students, 28% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 152 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 138 units permitted in Saunders County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $208 appreciation (0.1% local appreciation)).
• Saunders County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,900

Questions for the listing agent

1. Built in 1888 — 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. 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?
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: 1.10% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $265,164
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 N 14 St	0.41mi	2/1.0 (+1)	1,205 (+4%)	1mo	$275,000	$228	69
2242 Ash St	0.45mi	2/1.0 (+1)	1,231 (+6%)	20mo	$227,000	$184	48
2125 Boyd St	0.42mi	2/1.5 (+1)	1,012 (-13%)	18mo	$230,000	$227	37
2242 Euclid St	0.62mi	2/2.0 (+1)	1,008 (-13%)	10mo	$287,500	$285	31

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

Projected returns pro-forma

0.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.46×
• Total profit: $19,814
• Equity at exit: $46,019

10-year hold

• IRR: 14.3%
• Equity multiple: 2.58×
• Total profit: $68,694
• Equity at exit: $56,154

Cash invested: $43,372 (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 68003

• Home prices YoY: 0.1%
• Active inventory: 152
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$812
• Tax from tax record: −$104 /mo · $1,246/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $367

Break-even live

Break-even rent $1,241

Max offer price $154,900

Occupancy floor 73%

Sensitivity live

Price	-10% $455	-5% $411	+0% $367	+5% $324	+10% $280
Rent	-10% $233	-5% $300	+0% $367	+5% $435	+10% $502
Rate	-1.0pp $445	-0.5pp $407	base $367	+0.5pp $327	+1.0pp $286

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2723 Adams St Unit 203 Ashland, NE	1.0	1.0	1036	$1,660	$1.60	11d	1	0.72mi
2723 Adams St Unit 202 Ashland, NE	1.0	1.0	902	$1,440	$1.60	11d	1	0.72mi
2724 Silver St Unit 101 Ashland, NE	2.0	2.0	1299	$1,850	$1.42	2d	1	0.74mi
2724 Silver St Unit 204 Ashland, NE	2.0	2.0	1152	$1,730	$1.50	44d	1	0.74mi
2724 Silver St Unit 206 Ashland, NE	2.0	2.0	1204	$1,810	$1.50	11d	1	0.74mi

Listing history 3 events

1. 2026-06-01
   status $154,900 Pending 3 DOM
2. 2026-05-31
   days on market $154,900 Increased 3 DOM
3. 2026-05-22
   listed $149,900 New

ⓘ 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: $1,246 · $104/mo
• Projected year-2 tax: $2,680 · $223/mo
• Expected delta: +$1,434/yr (+$119/mo · 115.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $20,476
• − Mortgage interest: −$8,677
• − Property taxes: −$1,246
• − Insurance: −$774
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$4,506
• Taxable income: $1,997
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $3,929/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: Ashland-Greenwood Public Schools
• NCES district ID: 3100034
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $59,116
• Composite: 45.72/100
• National rank: #2573
• State rank: #50 of 111 in NE

Livability — Ashland

• Score: 84/100
• State rank: #8
• US rank: #712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, NE
• Population (ZIP): 4,953

Population outlook (Saunders County) Hauer SSP2

• Today (2025): 21,261 people
• By 2030: 21,249 · -0.1%
• By 2040: 20,927 · -1.6%
• By 2050: 20,041 · -5.7%
• By 2075: 18,386 · -13.5%
• By 2100: 15,066 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 3%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Other Asian/Pacific 1% Spanish 1% Vietnamese 1%

Political lean MEDSL · Saunders

• 2024 margin: Solid R (+46.4) · D 26.2% · R 72.6% · Other 1.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -23.7pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+45.2 2016: R+47.0 2012: R+33.8 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.13%
• Current HPI: 293.1932
• 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

1 event — show timeline

• 2026-05-22 Listed $149,900 GPRMLS

Property tax history

-2.0%/yr

Latest (2025): $1,246 · +2.9% YoY. Source: county tax records.