746 E 6th St · Minden, NE 68959

$125,000

2 bd · 2.0 ba · 1,148 sqft · SingleFamily public records · 120 Days on market

Built 1896 6,160 sqft lot $109/sqft · at area comps Est $164k · 24% under

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cozy two bedroom house is the perfect starter home. Located close to Minden's historic downtown. Call today!!

Key facts

• Historic downtown
• 6,160 sq ft lot
• Built 1896

Tags

• HISTORIC DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-12 ($-141/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (21.1% below list).
• Recommended offer: $99k (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#132 in NE, #4,958 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Minden Public Schools (town): math 53% / reading 51% proficiency, ranked #57 of 111 in NE (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; 10 units permitted in Kearney County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Kearney County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $125k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,651 (21.1% 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. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (median comp): $163,915
• List price: $125,000
• Delta: -23.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 E 3rd St	0.46mi	2/1.0	1,116 (-3%)	1mo	$179,900	$161	69
634 N Brown Ave	0.47mi	2/1.0	1,114 (-3%)	14mo	$149,900	$135	57
214 E Holland St	0.60mi	3/2.0 (+1)	1,070 (-7%)	7mo	$206,000	$193	50
438 Yates Ave	0.66mi	3/2.0 (+1)	1,238 (+8%)	4mo	$210,000	$170	48
225 S Nebraska Ave	0.62mi	3/1.0 (+1)	1,232 (+7%)	22mo	$160,000	$130	32

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.92×
• Total profit: $67,298
• Equity at exit: $112,610

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $198,712
• Equity at exit: $242,848

Cash invested: $35,000 (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 68959

• Home prices YoY: 11.2%
• Active inventory: 17
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $987 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$84 /mo · $1,002/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-12

Break-even live

Break-even rent $1,001

Max offer price $122,917

Occupancy floor 96%

Sensitivity live

Price	-10% $59	-5% $24	+0% $-12	+5% $-47	+10% $-83
Rent	-10% $-90	-5% $-51	+0% $-12	+5% $27	+10% $66
Rate	-1.0pp $51	-0.5pp $20	base $-12	+0.5pp $-44	+1.0pp $-77

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $125,000 Active 120 DOM
2. 2026-06-18
   days on market $125,000 Active 118 DOM
3. 2026-06-17
   days on market $125,000 Active 117 DOM
4. 2026-06-16
   days on market $125,000 Active 116 DOM
5. 2026-06-15
   days on market $125,000 Active 115 DOM
6. 2026-06-13
   days on market $125,000 Active 113 DOM
7. 2026-06-12
   days on market $125,000 Active 112 DOM
8. 2026-06-09
   days on market $125,000 Active 109 DOM
9. 2026-06-08
   days on market $125,000 Active 108 DOM
10. 2026-06-07
    days on market $125,000 Active 107 DOM
11. 2026-06-05
    days on market $125,000 Active 105 DOM
12. 2026-06-04
    days on market $125,000 Active 103 DOM
13. 2026-06-02
    days on market $125,000 Active 102 DOM
14. 2026-06-01
    days on market $125,000 Active 101 DOM
15. 2026-05-31
    days on market $125,000 Active 100 DOM
16. 2026-04-24
    price $125,000 114-char remark

    Show marketing remark (114 chars)

    This cozy two bedroom house is the perfect starter home. Located close to Minden's historic downtown. Call today!!

17. 2026-02-20
    listed $140,000 Active 114-char remark

    Show marketing remark (114 chars)

    This cozy two bedroom house is the perfect starter home. Located close to Minden's historic downtown. Call today!!

18. 2005-07-15
    soldstatus $29,000

ⓘ 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: $1,002 · $84/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$1,160/yr (+$97/mo · 115.7%)

ⓘ 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 ≥102°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: $11,838
• − Mortgage interest: −$7,002
• − Property taxes: −$1,002
• − Insurance: −$625
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$3,636
• Taxable loss: −$2,322
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $416/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: Minden Public Schools
• NCES district ID: 3173830
• Math proficiency: 53% ▬ 0.00%
• Reading proficiency: 51% ▼ -1.00%
• Median HH income: $52,258
• Composite: 44.68/100
• National rank: #2761
• State rank: #57 of 111 in NE

Livability — Minden

• Score: 74/100
• State rank: #132
• US rank: #4958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minden, NE
• Population (ZIP): 3,966

Population outlook (Kearney County) Hauer SSP2

• Today (2025): 6,866 people
• By 2030: 7,013 · +2.1%
• By 2040: 7,352 · +7.1%
• By 2050: 7,765 · +13.1%
• By 2075: 9,479 · +38.1%
• By 2100: 11,070 · +61.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Kearney

• 2024 margin: Solid R (+58.0) · D 20.4% · R 78.5% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -42.8pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+58.6 2016: R+60.7 2012: R+50.1 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.33%
• Current HPI: 301.36
• 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

+331.0% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $125,000 GMNMLS
• 2026-02-20 Listed $140,000 GMNMLS
• 2005-07-15 Sold (Public Records) $29,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,002 · +5.6% YoY. Source: county tax records.