111 E Main St · Cedar Bluffs, NE 68015

$129,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 46 Days on market

Built 1918 9,684 sqft lot $150/sqft · 24% above area Est $209k · 38% 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 +14.9/30.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This darling home is located in the highly desired Cedar Bluffs school district, located right across from the front door of the school. Main floor laundry, newer furnace, newer siding, newer windows and front deck. Room to put up a garage in the back alley. This home is also a great investment for a rental with a long waiting list of people waiting to find a rental in Cedar Bluffs. Seller holds a NE Real Estate License.

Key facts

• Front deck
• Newer furnace
• Main floor laundry

Tags

• CEDAR BLUFFS SCHOOL DISTRICT
• MAIN FLOOR LAUNDRY
• NEWER FURNACE
• NEWER SIDING
• NEWER WINDOWS
• FRONT DECK

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; Residential property; Not new / not a model; Built in 1918; Above-grade and below-grade finished living areas
• Construction: Vinyl siding; Block foundation; Composition roof
• Exterior features: Front porch; Deck; City lot up to 1/4 acre

Interior

• Kitchen: Range
• Bedrooms: Master bedroom on main floor; Second bedroom on main floor; Third bedroom in finished basement (egress)
• Flooring: Wood flooring
• Bathrooms: Two total bathrooms (one full, one quarter); One main-level bathroom; Bathroom below grade
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Central vacuum

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $39 ($466/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (13.4% below list).
• Recommended offer: $112k (13.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#386 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Cedar Bluffs Public Schools (rural): math 42% / reading 46% proficiency, ranked #85 of 111 in NE (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Bluffs Elementary School (math 52% / reading 52%, grade C-, #200 of 502 statewide, top 46%, 298 students, 45% FRL); Cedar Bluffs Secondary School (math 27% / reading 42%, grade F, #208 of 261 statewide, top 86%, 171 students, 44% FRL).
• Market conditions: 7 active listings in the ZIP; 138 units permitted in Saunders County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $130k implies a 319% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,467 (13.4% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (median comp): $209,195
• List price: $129,900
• Delta: -37.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 West Main St	0.36mi	2/1.0 (-1)	920 (+6%)	19mo	$80,000	$87	52

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: 25.2%
• Equity multiple: 3.01×
• Total profit: $73,206
• Equity at exit: $117,024

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $213,612
• Equity at exit: $252,367

Cash invested: $36,372 (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 68015

• Home prices YoY: 5.2%
• Active inventory: 7
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$114 /mo · $1,372/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $39

Break-even live

Break-even rent $1,076

Max offer price $129,900

Occupancy floor 92%

Sensitivity live

Price	-10% $112	-5% $76	+0% $39	+5% $2	+10% $-35
Rent	-10% $-50	-5% $-6	+0% $39	+5% $83	+10% $128
Rate	-1.0pp $104	-0.5pp $72	base $39	+0.5pp $5	+1.0pp $-29

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $129,900 Active 46 DOM
2. 2026-06-18
   days on market $129,900 Active 45 DOM
3. 2026-06-17
   days on market $129,900 Active 44 DOM
4. 2026-06-16
   days on market $129,900 Active 43 DOM
5. 2026-06-15
   days on market $129,900 Active 42 DOM
6. 2026-06-14
   days on market $129,900 Active 40 DOM
7. 2026-06-12
   days on market $129,900 Active 39 DOM
8. 2026-06-09
   days on market $129,900 Active 36 DOM
9. 2026-06-08
   days on market $129,900 Active 35 DOM
10. 2026-06-07
    days on market $129,900 Active 34 DOM
11. 2026-06-05
    days on market $129,900 Active 31 DOM
12. 2026-06-02
    days on market $129,900 Active 29 DOM
13. 2026-06-01
    days on market $129,900 Active 28 DOM
14. 2026-05-31
    days on market $129,900 Active 27 DOM
15. 2026-05-30
    days on market $129,900 Active 26 DOM
16. 2026-05-12
    price $137,000 424-char remark
17. 2026-05-04
    listed $149,900 New 424-char remark
18. 2000-03-10
    soldstatus $31,000
19. 2000-02-23
    historical
20. 2000-01-28
    listed $34,900

ⓘ 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: $1,372 · $114/mo
• Projected year-2 tax: $2,247 · $187/mo
• Expected delta: +$875/yr (+$73/mo · 63.8%)

ⓘ 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 ≥103°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: $13,496
• − Mortgage interest: −$7,276
• − Property taxes: −$1,372
• − Insurance: −$650
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,779
• Taxable loss: −$1,740
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $883/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: Cedar Bluffs Public Schools
• NCES district ID: 3104870
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $52,878
• Composite: 38.07/100
• National rank: #4282
• State rank: #85 of 111 in NE

Livability — Cedar Bluffs

• Score: 64/100
• State rank: #386
• US rank: #14372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Bluffs, NE
• Population (ZIP): 1,232

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% Black 3% Two or more races 2%
• Common ancestry: Romanian 3% Lithuanian 2% Scottish 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Other Asian/Pacific 1% Spanish 1% German/W. Germanic 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: ▲ 14.77%
• Current HPI: 297.8995
• 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

+272.2% since first listed

6 events — show timeline

• 2026-05-28 Price Changed $129,900 GPRMLS
• 2026-05-12 Price Changed $137,000 GPRMLS
• 2026-05-04 Listed $149,900 GPRMLS
• 2000-03-10 Sold (MLS) $31,000 GPRMLS
• 2000-02-23 Listing Removed — GPRMLS
• 2000-01-28 Listed $34,900 GPRMLS

Property tax history

+2.3%/yr

Latest (2025): $1,372 · +12.3% YoY. Source: county tax records.