106 W Church St · Cook, NE 68329

$56,000

2 bd · 2.0 ba · 1,012 sqft · SingleFamily public records · 123 Days on market

Built 1900 6,500 sqft lot $55/sqft · 29% below area Est $79k · 29% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.4/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute two-bedroom, one bath home in the community of Cook! Home offers main floor bedrooms, laundry and bathroom with walk in shower. Enjoy family gatherings on the back deck. The back yard offers extra parking and space for the kids/pets to play. Property comes with extra storage shed and offers great storage areas in the home. HVAC recently inspected.

Key facts

• Extra parking
• Storage shed
• Back deck

Tags

• MAIN FLOOR BEDROOMS
• BACK DECK
• EXTRA PARKING
• STORAGE SHED
• GREAT STORAGE AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#377 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment C-, health & safety C-, schools D+.
• Johnson County Central Public Schools (rural): math 47% / reading 48% proficiency, ranked #73 of 111 in NE (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 4 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $799 of equity ($387 loan paydown + $412 appreciation (0.7% local appreciation)).
• Johnson County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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.
• Current owner paid $45k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1900 — 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 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?
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: 1.67% ✓
• Cap rate: 14.20%
• Cash-on-cash: 28.22%
• DSCR: 2.26
• GRM: 5.0

CMA / ARV

• ARV (median comp): $79,388
• List price: $56,000
• Delta: -29.46%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 N 2nd St	0.09mi	2/1.0	1,006 (-1%)	9mo	$115,000	$114	83

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

Projected returns pro-forma

0.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.52×
• Total profit: $23,816
• Equity at exit: $18,351

10-year hold

• IRR: 32.8%
• Equity multiple: 4.87×
• Total profit: $60,632
• Equity at exit: $23,805

Cash invested: $15,680 (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 68329

• Home prices YoY: 0.6%
• Active inventory: 2
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $369

Break-even live

Break-even rent $467

Max offer price $56,000

Occupancy floor 55%

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $56,000 Active 123 DOM
2. 2026-06-17
   days on market $56,000 Active 122 DOM
3. 2026-06-16
   days on market $56,000 Active 121 DOM
4. 2026-06-15
   days on market $56,000 Active 120 DOM
5. 2026-06-13
   days on market $56,000 Active 118 DOM
6. 2026-06-12
   days on market $56,000 Active 117 DOM
7. 2026-06-09
   days on market $56,000 Active 114 DOM
8. 2026-06-08
   days on market $56,000 Active 113 DOM
9. 2026-06-07
   days on market $56,000 Active 112 DOM
10. 2026-06-07
    days on market $56,000 Active 111 DOM
11. 2026-06-04
    days on market $56,000 Active 108 DOM
12. 2026-06-02
    days on market $56,000 Active 107 DOM
13. 2026-06-01
    days on market $56,000 Active 106 DOM
14. 2026-05-31
    days on market $56,000 Active 105 DOM
15. 2026-04-25
    status Back On Market 354-char remark

    Show marketing remark (354 chars)

    Cute two-bedroom, one bath home in the community of Cook! Home offers main floor bedrooms, laundry and bathroom with walk in shower. Enjoy family gatherings on the back deck. The back yard offers extra parking and space for the kids/pets to play. Property comes with extra storage shed and offers great storage areas in the home. HVAC recently inspected.

16. 2026-04-12
    status Pending 354-char remark

    Show marketing remark (354 chars)

    Cute two-bedroom, one bath home in the community of Cook! Home offers main floor bedrooms, laundry and bathroom with walk in shower. Enjoy family gatherings on the back deck. The back yard offers extra parking and space for the kids/pets to play. Property comes with extra storage shed and offers great storage areas in the home. HVAC recently inspected.

17. 2026-02-02
    listed $56,000 New 354-char remark

    Show marketing remark (354 chars)

    Cute two-bedroom, one bath home in the community of Cook! Home offers main floor bedrooms, laundry and bathroom with walk in shower. Enjoy family gatherings on the back deck. The back yard offers extra parking and space for the kids/pets to play. Property comes with extra storage shed and offers great storage areas in the home. HVAC recently inspected.

18. 2026-02-01
    historical
19. 2025-09-03
    price $59,500
20. 2025-08-12
    listed $64,500 New
21. 2023-10-31
    soldstatus $45,000
22. 2023-10-30
    soldstatus $45,000 Sold
23. 2023-09-22
    status Pending
24. 2023-09-20
    listed $45,000 New
25. 2020-09-02
    soldstatus $10,000
26. 2020-08-28
    soldstatus $10,000
27. 2020-07-12
    listed $22,500
28. 2014-09-03
    soldstatus $7,000
29. 2001-10-01
    soldstatus $8,333

ⓘ 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: $618 · $52/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$350/yr (+$29/mo · 56.6%)

ⓘ 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 ≥105°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: $11,200
• − Mortgage interest: −$3,137
• − Property taxes: −$618
• − Insurance: −$280
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$1,629
• Taxable income: $3,743
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $3,527/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: Johnson County Central Public Schools
• NCES district ID: 3100176
• Math proficiency: 47% ▲ 3.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $44,058
• Composite: 40.15/100
• National rank: #3795
• State rank: #73 of 111 in NE

Livability — Cook

• Score: 64/100
• State rank: #377
• US rank: #14057

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: Cook, NE
• Population (ZIP): 589

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 5,198 people
• By 2030: 5,231 · +0.6%
• By 2040: 5,408 · +4.0%
• By 2050: 5,699 · +9.6%
• By 2075: 6,747 · +29.8%
• By 2100: 7,066 · +35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+40.5) · D 29.0% · R 69.5% · Other 1.4%
• 2008→2024 swing: -29.7pp toward R · 2008: -10.8pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+39.0 2016: R+38.4 2012: R+21.1 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.74%
• Current HPI: 125.4272
• 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

+572.0% since first listed

15 events — show timeline

• 2026-04-25 Relisted — GPRMLS
• 2026-04-12 Pending — GPRMLS
• 2026-02-02 Listed $56,000 GPRMLS
• 2026-02-01 Listing Removed — GPRMLS
• 2025-09-03 Price Changed $59,500 GPRMLS
• 2025-08-12 Listed $64,500 GPRMLS
• 2023-10-31 Sold (Public Records) $45,000 Public Records
• 2023-10-30 Sold (MLS) $45,000 GPRMLS
• 2023-09-22 Pending — GPRMLS
• 2023-09-20 Listed $45,000 GPRMLS
• 2020-09-02 Sold (Public Records) $10,000 Public Records
• 2020-08-28 Sold (MLS) $10,000 GPRMLS
• 2020-07-12 Listed $22,500 GPRMLS
• 2014-09-03 Sold (Public Records) $7,000 Public Records
• 2001-10-01 Sold (Public Records) $8,333 Public Records

Property tax history

+6.5%/yr

Latest (2025): $618 · +128.1% YoY. Source: county tax records.