105 S Clay St · Eustis, NE 69028

$119,000

5 bd · 2.0 ba · 2,456 sqft · SingleFamily public records · 16 Days on market

Built 1924

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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 +27.3/30.0
• Appreciation +9.8/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming bungalow is full of character and warmth, offering the perfect blend of comfort and functionality. Step inside to an inviting open floor plan that creates a bright and spacious feel throughout the home. The large kitchen is ideal for cooking and entertaining, featuring abundant cupboard space and plenty of room for storage and organization. Situated on a generously sized lot, this property provides ample outdoor space for relaxing, gardening, or entertaining guests. A large shed offers excellent additional storage or workshop potential. With its unique charm, spacious layout, and practical features, this bungalow is a wonderful place to call home. Note: Basement rooms are non-

Key facts

• Ample outdoor space
• Open floor plan
• Generously sized lot

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• ABUNDANT CUPBOARD SPACE
• GENEROUSLY SIZED LOT
• AMPLE OUTDOOR SPACE
• LARGE SHED

Property features AI

Finance

• Financial info: Annual taxes approximately $1,313.52

Exterior

• Home design: Single-family residence
• Construction: Residential property
• Exterior features: Zoned R (residential)

Interior

• Bathrooms: One main-level bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#100 in NE, #3,948 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Eustis-Farnam Public Schools (rural): math 45% / reading 45% proficiency, ranked #175 of 245 in NE (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 3 units permitted in Frontier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($823 loan paydown + $11k appreciation (9.6% local appreciation)).
• Frontier County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.38%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $294,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 N Main St	0.37mi	4/2.0 (-1)	2,540 (+3%)	8mo	$305,000	$120	65

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

Projected returns pro-forma

9.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 3.51×
• Total profit: $83,592
• Equity at exit: $103,916

10-year hold

• IRR: 28.3%
• Equity multiple: 7.85×
• Total profit: $228,141
• Equity at exit: $220,690

Cash invested: $33,320 (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 69028

• Home prices YoY: 4.3%
• Active inventory: 6
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $344

Break-even live

Break-even rent $957

Max offer price $119,000

Occupancy floor 70%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $119,000 Active 16 DOM
2. 2026-06-17
   days on market $119,000 Active 15 DOM
3. 2026-06-16
   days on market $119,000 Active 14 DOM
4. 2026-06-15
   days on market $119,000 Active 13 DOM
5. 2026-06-13
   days on market $119,000 Active 11 DOM
6. 2026-06-12
   days on market $119,000 Active 10 DOM
7. 2026-06-09
   days on market $119,000 Active 7 DOM
8. 2026-06-08
   days on market $119,000 Active 6 DOM
9. 2026-06-07
   days on market $119,000 Active 5 DOM
10. 2026-06-07
    days on market $119,000 Active 4 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $119,000 Active 1 DOM

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $2,059 · $172/mo
• Expected delta: +$1,066/yr (+$89/mo · 107.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $16,711
• − Mortgage interest: −$6,666
• − Property taxes: −$993
• − Insurance: −$595
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,462
• Taxable income: $2,321
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $3,568/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: Eustis-Farnam Public Schools
• NCES district ID: 3100111
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $53,125
• Composite: 41.16/100
• National rank: #7417
• State rank: #175 of 245 in NE

Livability — Eustis

• Score: 75/100
• State rank: #100
• US rank: #3948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eustis, NE
• Population (ZIP): 757

Population outlook (Frontier County) Hauer SSP2

• Today (2025): 2,384 people
• By 2030: 2,239 · -6.1%
• By 2040: 1,943 · -18.5%
• By 2050: 1,708 · -28.4%
• By 2075: 1,356 · -43.1%
• By 2100: 1,153 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Slovak 4% Serbian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Frontier

• 2024 margin: Solid R (+72.9) · D 13.1% · R 86.0%
• 2008→2024 swing: -24.1pp toward R · 2008: -48.8pp · 2024: -72.9pp
• All cycles: 2024: R+72.9 2020: R+71.9 2016: R+72.1 2012: R+43.9 2008: R+48.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.62%
• Current HPI: 235.2201
• 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

• 2026-06-01 Listed $119,000 GMNMLS

Property tax history

+0.6%/yr

Latest (2025): $993 · -2.3% YoY. Source: county tax records.