322 Hilton St · Diller, NE 68342

$85,000

4 bd · 1.0 ba · 1,622 sqft · SingleFamily public records · 189 Days on market

Built 1910 0.39 ac lot $52/sqft · 66% below area ↓ 19% since listing

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +6.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Motivated seller's!! A spacious 4 bedroom 1 Bath house located in the heart of the community on almost 2.5 lots. With 3 bedrooms upstairs and 1 on the main floor that could easily fit a queen or king bed in each. The living room and dining room are open to each other with an oversized doorway. Don't overlook its unique features, such as: orginal woodwork, mulitple stained glass windows, and an old time manuel doorbell at the front door. The property previously had radiant heat throughout with the registers remaining it the property. The main floor has had CH/CA installed for convenience and efficiency. Currently no heat or air on the second floor. This charming home is located just a few blocks from downtown allowing easy acess to all community acitivities. The property is being sold in "as is" "where is" condition and the seller will not make repairs. Listing Broker is licensed in NE & KS and is related to the sellers, and does have a vested interest in the property.

Key facts

• Radiant heat
• Original woodwork
• 0.39 acre lot

Tags

• ORIGINAL WOODWORK
• MULTIPLE STAINED GLASS WINDOWS
• OLD TIME MANUAL DOORBELL
• RADIANT HEAT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#231 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: health & safety C-, amenities F, commute F.
• Diller-Odell Public Schools (rural): math 70% / reading 70% proficiency, ranked #16 of 245 in NE (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 5 active listings in the ZIP; 9 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.3% local appreciation)).
• Jefferson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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 1910 — 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 A-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?
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: 1.46% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.63%
• DSCR: 2.01
• GRM: 5.7

CMA / ARV

• ARV (median comp): $247,463
• List price: $85,000
• Delta: -65.65%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

2.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.50×
• Total profit: $35,761
• Equity at exit: $34,981

10-year hold

• IRR: 28.7%
• Equity multiple: 4.83×
• Total profit: $91,140
• Equity at exit: $51,515

Cash invested: $23,800 (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 68342

• Home prices YoY: 1.1%
• Active inventory: 5
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $449

Break-even live

Break-even rent $675

Max offer price $85,000

Occupancy floor 59%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $85,000 Active 189 DOM
2. 2026-06-18
   days on market $85,000 Active 188 DOM
3. 2026-06-17
   days on market $85,000 Active 187 DOM
4. 2026-06-16
   days on market $85,000 Active 186 DOM
5. 2026-06-15
   days on market $85,000 Active 185 DOM
6. 2026-06-14
   days on market $85,000 Active 183 DOM
7. 2026-06-12
   days on market $85,000 Active 182 DOM
8. 2026-06-09
   days on market $85,000 Active 179 DOM
9. 2026-06-08
   days on market $85,000 Active 178 DOM
10. 2026-06-07
    days on market $85,000 Active 177 DOM
11. 2026-06-07
    days on market $85,000 Active 176 DOM
12. 2026-06-04
    days on market $85,000 Active 173 DOM
13. 2026-06-02
    days on market $85,000 Active 172 DOM
14. 2026-06-01
    days on market $85,000 Active 171 DOM
15. 2026-05-31
    days on market $85,000 Active 170 DOM
16. 2026-05-31
    days on market $85,000 Active 169 DOM
17. 2026-03-05
    price $85,000 1006-char remark

    Show marketing remark (1006 chars)

    Motivated seller's!! A spacious 4 bedroom 1 Bath house located in the heart of the community on almost 2.5 lots. With 3 bedrooms upstairs and 1 on the main floor that could easily fit a queen or king bed in each. The living room and dining room are open to each other with an oversized doorway. Don't overlook its unique features, such as: orginal woodwork, mulitple stained glass windows, and an old time manuel doorbell at the front door. The property previously had radiant heat throughout with the registers remaining it the property. The main floor has had CH/CA installed for convenience and efficiency. Currently no heat or air on the second floor. This charming home is located just a few blocks from downtown allowing easy acess to all community acitivities. The property is being sold in "as is" "where is" condition and the seller will not make repairs. Listing Broker is licensed in NE & KS and is related to the sellers, and does have a vested interest in the property.

18. 2025-12-12
    listed $105,000 New 1006-char remark

    Show marketing remark (1006 chars)

    Motivated seller's!! A spacious 4 bedroom 1 Bath house located in the heart of the community on almost 2.5 lots. With 3 bedrooms upstairs and 1 on the main floor that could easily fit a queen or king bed in each. The living room and dining room are open to each other with an oversized doorway. Don't overlook its unique features, such as: orginal woodwork, mulitple stained glass windows, and an old time manuel doorbell at the front door. The property previously had radiant heat throughout with the registers remaining it the property. The main floor has had CH/CA installed for convenience and efficiency. Currently no heat or air on the second floor. This charming home is located just a few blocks from downtown allowing easy acess to all community acitivities. The property is being sold in "as is" "where is" condition and the seller will not make repairs. Listing Broker is licensed in NE & KS and is related to the sellers, and does have a vested interest in the property.

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $1,470 · $123/mo
• Expected delta: +$846/yr (+$71/mo · 135.6%)

ⓘ 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 2/10 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: $14,915
• − Mortgage interest: −$4,761
• − Property taxes: −$624
• − Insurance: −$425
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,473
• Taxable income: $4,246
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $4,366/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: Diller-Odell Public Schools
• NCES district ID: 3100125
• Math proficiency: 70% ▬ 0.00%
• Reading proficiency: 70% ▲ 5.00%
• Median HH income: $50,391
• Composite: 60.61/100
• National rank: #1670
• State rank: #16 of 245 in NE

Livability — Diller

• Score: 70/100
• State rank: #231
• US rank: #8127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diller, NE
• Population (ZIP): 525

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 6,961 people
• By 2030: 6,831 · -1.9%
• By 2040: 6,590 · -5.3%
• By 2050: 6,510 · -6.5%
• By 2075: 6,831 · -1.9%
• By 2100: 7,072 · +1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Portuguese 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+45.3) · D 26.7% · R 72.0% · Other 1.4%
• 2008→2024 swing: -29.6pp toward R · 2008: -15.8pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+42.9 2016: R+45.4 2012: R+28.4 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.31%
• Current HPI: 206.9451
• 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

-19.0% since first listed

2 events — show timeline

• 2026-03-05 Price Changed $85,000 GPRMLS
• 2025-12-12 Listed $105,000 GPRMLS

Property tax history

+19.5%/yr

Latest (2025): $624 · +536.4% YoY. Source: county tax records.