162 A St · Shelton, NE 68876

$99,000

4 bd · 1.5 ba · 1,422 sqft · SingleFamily public records · 7 Days on market

Built 1916 8,400 sqft lot Est $162k · 39% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.8/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nicely renovated home with 4 bedrooms, 1.5 bathrooms, new roof, new walls, & new siding. Beautiful kitchen with pantry & living room with electric fireplace covered with stone. Cozy, clean, & beautiful.

Key facts

• 8,400 sq ft lot
• Built 1916
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 72/100 on livability (#179 in NE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Shelton Public Schools (rural): math 35% / reading 50% proficiency, ranked #191 of 245 in NE (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shelton Elementary School (math 32% / reading 42%, grade F, #373 of 502 statewide, top 77%, 157 students, 45% FRL); Shelton High School (math 44% / reading 54%, grade D, #107 of 261 statewide, top 52%, 112 students, 42% FRL).
• Market conditions: 15 active listings in the ZIP; 125 units permitted in Buffalo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Buffalo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.38% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $162,108
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 S Phelps Dr	0.39mi	3/2.0 (-1)	1,404 (-1%)	22mo	$159,900	$114	54

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

Projected returns pro-forma

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

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,504
• Equity at exit: $14,761

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $24,170
• Equity at exit: $8,560

Cash invested: $27,720 (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 68876

• Home prices YoY: -14.7%
• Active inventory: 15
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$247 /mo · $2,958/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $274

Break-even live

Break-even rent $1,021

Max offer price $99,000

Occupancy floor 75%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-02-11
   status Pending
2. 2026-02-09
   status Pending
3. 2026-02-02
   listed $99,000 Active
4. 2020-08-06
   soldstatus $145,000
5. 2020-08-05
   soldstatus $145,000 223-char remark

   Show marketing remark (223 chars)

   Very nicely renovated home with 4 bedrooms, 1.5 bathrooms, new roof, new walls, & new siding. Beautiful kitchen with pantry & living room with electric fireplace covered with stone. Cozy, clean, & beautiful.

6. 2020-04-17
   listed $145,000 223-char remark

   Show marketing remark (223 chars)

   Very nicely renovated home with 4 bedrooms, 1.5 bathrooms, new roof, new walls, & new siding. Beautiful kitchen with pantry & living room with electric fireplace covered with stone. Cozy, clean, & beautiful.

7. 2018-11-20
   soldstatus $22,000 57-char remark

   Show marketing remark (57 chars)

   Small town living, 1 1/2 story home, 3 bedrooms, 2 baths.

8. 2018-11-20
   soldstatus $22,000

   Show marketing remark (57 chars)

   Small town living, 1 1/2 story home, 3 bedrooms, 2 baths.

9. 2018-07-24
   listed $32,900 57-char remark

   Show marketing remark (57 chars)

   Small town living, 1 1/2 story home, 3 bedrooms, 2 baths.

ⓘ 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: $2,958 · $247/mo
• Projected year-2 tax: $2,958 · $247/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,419
• − Mortgage interest: −$5,546
• − Property taxes: −$2,958
• − Insurance: −$495
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$2,880
• Taxable income: $1,913
• Est. tax owed @ 24.0%: −$459
• After-tax cash flow: $2,829/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: Shelton Public Schools
• NCES district ID: 3176620
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $56,128
• Composite: 39.45/100
• National rank: #8118
• State rank: #191 of 245 in NE

Livability — Shelton

• Score: 72/100
• State rank: #179
• US rank: #6384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelton, NE
• Population (ZIP): 1,887

Population outlook (Buffalo County) Hauer SSP2

• Today (2025): 54,980 people
• By 2030: 58,298 · +6.0%
• By 2040: 64,975 · +18.2%
• By 2050: 72,054 · +31.1%
• By 2075: 90,838 · +65.2%
• By 2100: 106,838 · +94.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 23% Two or more races 17%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 15%

Political lean MEDSL · Buffalo

• 2024 margin: Solid R (+44.9) · D 26.9% · R 71.8% · Other 1.3%
• 2008→2024 swing: -7.5pp toward R · 2008: -37.5pp · 2024: -44.9pp
• All cycles: 2024: R+44.9 2020: R+43.4 2016: R+47.5 2012: R+42.6 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.90%
• Current HPI: 208.1892
• 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

+200.9% since first listed

9 events — show timeline

• 2026-02-11 Pending — GIBOR
• 2026-02-09 Pending — GIBOR
• 2026-02-02 Listed $99,000 GIBOR
• 2020-08-06 Sold (Public Records) $145,000 Public Records
• 2020-08-05 Sold (MLS) $145,000 GIBOR
• 2020-04-17 Listed $145,000 GIBOR
• 2018-11-20 Sold (Public Records) $22,000 Public Records
• 2018-11-20 Sold (MLS) $22,000 GMNMLS
• 2018-07-24 Listed $32,900 GMNMLS

Property tax history

+10.3%/yr

Latest (2025): $2,958 · +22.7% YoY. Source: county tax records.