130 Otoe St · Douglas, NE 68344

$120,000

3 bd · 1.0 ba · 1,382 sqft · SingleFamily public records · 37 Days on market

Built 1970 9,583 sqft lot Est $218k · 45% 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 +21.4/30.0
• ARV discount +15.0/15.0
• Appreciation +8.9/10.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great property just outside Lancaster County limits! As you enter this well maintained ranch-style home you will find the living room, dining room, kitchen, two bedrooms and full bath. Basement has lots of potential with laundry room and great storage. Mature trees on a beautiful corner lot. Outside you will find a large deck, two storage sheds and the detached two stall garage. Just a short drive to Walmart, Tractor Supply and shopping/dining in SE Lincoln. Property to be sold AS-IS.

Key facts

• Large deck
• Two storage sheds
• Corner lot

Tags

• CORNER LOT
• LARGE DECK
• TWO STORAGE SHEDS
• DETACHED GARAGE
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#407 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment A, housing A; Watch: health & safety C-, amenities F, commute F.
• Palmyra District OR1 (rural): math 48% / reading 59% proficiency, ranked #35 of 111 in NE (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Elementary At Bennet (math 47% / reading 57%, grade C-, #200 of 502 statewide, top 46%, 400 students, 20% FRL); Palmyra Middle School (148 students, 19% FRL); Jr-Sr High School At Palmyra (math 47% / reading 62%, grade C-, #80 of 261 statewide, top 37%, 163 students, 24% FRL).
• Market conditions: 4 active listings in the ZIP; 29 units permitted in Otoe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($830 loan paydown + $9k appreciation (7.8% local appreciation)).
• Otoe County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $57k; list at $120k implies a 111% gain — meaningful room to come down on a strong offer.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.05% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $218,356
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Main St	0.23mi	3/1.0	1,360 (-2%)	5mo	$214,900	$158	82
145 Washington St	0.24mi	2/1.5 (-1)	1,404 (+2%)	12mo	$39,000	$28	70

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

Projected returns pro-forma

7.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.76×
• Total profit: $59,252
• Equity at exit: $89,581

10-year hold

• IRR: 22.2%
• Equity multiple: 5.87×
• Total profit: $163,509
• Equity at exit: $176,325

Cash invested: $33,600 (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 68344

• Home prices YoY: 3.5%
• Active inventory: 4
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$141 /mo · $1,691/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $177

Break-even live

Break-even rent $1,038

Max offer price $120,000

Occupancy floor 81%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-15
   status Pending
2. 2026-03-09
   listed $120,000 New
3. 2026-03-02
   historical
4. 2025-09-02
   historical
5. 2025-09-01
   listed $130,000 New
6. 2025-03-01
   listed $140,000 New
7. 2013-08-22
   soldstatus $57,000
8. 2013-08-22
   soldstatus $57,000
9. 2013-07-18
   listed $63,850

ⓘ 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: $1,691 · $141/mo
• Projected year-2 tax: $2,076 · $173/mo
• Expected delta: +$385/yr (+$32/mo · 22.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 15 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: $15,153
• − Mortgage interest: −$6,722
• − Property taxes: −$1,691
• − Insurance: −$600
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,491
• Taxable income: $225
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,074/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: Palmyra District OR1
• NCES district ID: 3175210
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $69,718
• Composite: 47.53/100
• National rank: #2270
• State rank: #35 of 111 in NE

Livability — Douglas

• Score: 63/100
• State rank: #407
• US rank: #15627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Douglas, NE
• Population (ZIP): 472

Population outlook (Otoe County) Hauer SSP2

• Today (2025): 16,475 people
• By 2030: 16,627 · +0.9%
• By 2040: 16,911 · +2.6%
• By 2050: 17,186 · +4.3%
• By 2075: 18,549 · +12.6%
• By 2100: 19,590 · +18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 15% Hispanic / Latino 12%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 6% Serbian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Otoe

• 2024 margin: Solid R (+38.9) · D 30.0% · R 68.9% · Other 1.0%
• 2008→2024 swing: -23.1pp toward R · 2008: -15.8pp · 2024: -38.9pp
• All cycles: 2024: R+38.9 2020: R+37.8 2016: R+38.7 2012: R+24.4 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.81%
• Current HPI: 230.021
• 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

+87.9% since first listed

9 events — show timeline

• 2026-04-15 Pending — GPRMLS
• 2026-03-09 Listed $120,000 GPRMLS
• 2026-03-02 Listing Removed — GPRMLS
• 2025-09-02 Listing Removed — GPRMLS
• 2025-09-01 Listed $130,000 GPRMLS
• 2025-03-01 Listed $140,000 GPRMLS
• 2013-08-22 Sold (Public Records) $57,000 Public Records
• 2013-08-22 Sold (MLS) $57,000 GPRMLS
• 2013-07-18 Listed $63,850 GPRMLS

Property tax history

+2.2%/yr

Latest (2025): $1,691 · +4.1% YoY. Source: county tax records.