141 S Minden Ave · Minden, NE 68959

$25,000

6 bd · 4.0 ba · 3,168 sqft · SingleFamily public records · 38 Days on market

Built 1906

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

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Cash flow +4.0/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

ONLINE ONLY REAL ESTATE AUCTION - (LIST PRICE IS SUGGESTED/OPENING BID ONLY, FINAL PRICE WILL BE DETERMINED ON THE AUCTION) 141 S. Minden, NE ONLINE ONLY REAL ESTATE AUCTION PROPERTY SHOWN BY APPT ONLY! Don’t miss this opportunity to purchase a 1½-story home situated on a large corner lot, offering space, versatility, and investment potential. This property features a 2-car detached garage along with a small storage shed, providing ample room for vehicles, tools, and outdoor equipment. The main floor offers a functional layout with a comfortable living room, cozy den, one bedroom, a full bathroom, an eat-in kitchen, and a convenient laundry area. Upstairs, you’ll find five additional bedrooms and a full bathroom—ideal for accommodating a larger household, guests, or flexible use of space. The partially finished basement includes a family area, second kitchen space, storage, and additional room for future finishing or customization to suit your needs. Whether you're looking for a primary residence, rental opportunity, or project with upside, this property offers strong potential in a desirable setting. 2025 Taxes: $1,675.78 Legal Description: S. 6' OF LOT 5 & ALL OF LOT 6 BLOCK 3 HERMANS ADDITION-MINDEN Year Built: 1906 LOT SIZE - 50'x140' SQ FT : Main Level 1144, Basement - 1144. Upstairs 880 SQ FT. TOTAL SQ FT 3168. Detached garage - 396 SQ FT. Online Only Real Estate Auction Terms: By you bidding on this online only real estate auction, you agree to all terms of the auction, and agree to sign the real estate purchase agreement with in 24 hours of this auction closing. A 10% Buyers Premium will be added to the sales price. (for example - if you bid $5,000 the total contract price will be $5,500.) A payment to equal 10% of the purchase price will be due with in 24 hours of the auction closing, at that time additional agreements will be signed. The balance will be due by cash or certified funds on or before June 24, 2026. Property will be sold subject to sellers confirmation. Property is being sold AS-IS WHERE IS. Possession will be given at closing. This sale is not contingent upon the purchaser's ability to secure financing. Please consult your loan agency prior to the sale. The cost of the title insurance and closing fee will be split between the buyer and seller equally. Listing Brokerage and their agents are agents representing the seller in this transaction.

Key facts

• Large corner lot
• Eat in kitchen
• Functional layout

Tags

• LARGE CORNER LOT
• 2 CAR DETACHED GARAGE
• SMALL STORAGE SHED
• FUNCTIONAL LAYOUT
• EAT IN KITCHEN
• PARTIALLY FINISHED BASEMENT

🔨 Auction listing. The $25,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $247,340 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $-695 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

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 $26k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Kearney County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 14.8% of price; built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,250 (3.0% 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 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.52% ✗
• Cap rate: 2.92%
• Cash-on-cash: -12.03%
• DSCR: 0.46
• GRM: 16.0

CMA / ARV

• ARV (median comp): $247,340
• List price: $25,000
• Delta: -89.89%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 S Minden Ave	0.00mi	6/2.0	2,904 (-8%)	1mo	$81,400	$28	77

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: 15.9%
• Equity multiple: 2.31×
• Total profit: $90,491
• Equity at exit: $222,823

10-year hold

• IRR: 15.3%
• Equity multiple: 5.35×
• Total profit: $301,306
• Equity at exit: $480,527

Cash invested: $69,255 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$1,297
• Tax est. 1.5%: −$309 /mo · $3,710/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-695

Break-even live

Break-even rent $2,164

Max offer price $146,837

Occupancy floor —

Sensitivity live

Price	-10% $-524	-5% $-609	+0% $-695	+5% $-780	+10% $-865
Rent	-10% $-796	-5% $-745	+0% $-695	+5% $-644	+10% $-593
Rate	-1.0pp $-570	-0.5pp $-632	base $-695	+0.5pp $-759	+1.0pp $-824

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: $61,835
• Closing costs: $7,420
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-14
   status Pending 2443-char remark

   Show marketing remark (2443 chars)

   ONLINE ONLY REAL ESTATE AUCTION - (LIST PRICE IS SUGGESTED/OPENING BID ONLY, FINAL PRICE WILL BE DETERMINED ON THE AUCTION) 141 S. Minden, NE ONLINE ONLY REAL ESTATE AUCTION PROPERTY SHOWN BY APPT ONLY! Don’t miss this opportunity to purchase a 1½-story home situated on a large corner lot, offering space, versatility, and investment potential. This property features a 2-car detached garage along with a small storage shed, providing ample room for vehicles, tools, and outdoor equipment. The main floor offers a functional layout with a comfortable living room, cozy den, one bedroom, a full bathroom, an eat-in kitchen, and a convenient laundry area. Upstairs, you’ll find five additional bedrooms and a full bathroom—ideal for accommodating a larger household, guests, or flexible use of space. The partially finished basement includes a family area, second kitchen space, storage, and additional room for future finishing or customization to suit your needs. Whether you're looking for a primary residence, rental opportunity, or project with upside, this property offers strong potential in a desirable setting. 2025 Taxes: $1,675.78 Legal Description: S. 6' OF LOT 5 & ALL OF LOT 6 BLOCK 3 HERMANS ADDITION-MINDEN Year Built: 1906 LOT SIZE - 50'x140' SQ FT : Main Level 1144, Basement - 1144. Upstairs 880 SQ FT. TOTAL SQ FT 3168. Detached garage - 396 SQ FT. Online Only Real Estate Auction Terms: By you bidding on this online only real estate auction, you agree to all terms of the auction, and agree to sign the real estate purchase agreement with in 24 hours of this auction closing. A 10% Buyers Premium will be added to the sales price. (for example - if you bid $5,000 the total contract price will be $5,500.) A payment to equal 10% of the purchase price will be due with in 24 hours of the auction closing, at that time additional agreements will be signed. The balance will be due by cash or certified funds on or before June 24, 2026. Property will be sold subject to sellers confirmation. Property is being sold AS-IS WHERE IS. Possession will be given at closing. This sale is not contingent upon the purchaser's ability to secure financing. Please consult your loan agency prior to the sale. The cost of the title insurance and closing fee will be split between the buyer and seller equally. Listing Brokerage and their agents are agents representing the seller in this transaction.

2. 2026-03-05
   listed $25,000 Active 2443-char remark

   Show marketing remark (2443 chars)

   ONLINE ONLY REAL ESTATE AUCTION - (LIST PRICE IS SUGGESTED/OPENING BID ONLY, FINAL PRICE WILL BE DETERMINED ON THE AUCTION) 141 S. Minden, NE ONLINE ONLY REAL ESTATE AUCTION PROPERTY SHOWN BY APPT ONLY! Don’t miss this opportunity to purchase a 1½-story home situated on a large corner lot, offering space, versatility, and investment potential. This property features a 2-car detached garage along with a small storage shed, providing ample room for vehicles, tools, and outdoor equipment. The main floor offers a functional layout with a comfortable living room, cozy den, one bedroom, a full bathroom, an eat-in kitchen, and a convenient laundry area. Upstairs, you’ll find five additional bedrooms and a full bathroom—ideal for accommodating a larger household, guests, or flexible use of space. The partially finished basement includes a family area, second kitchen space, storage, and additional room for future finishing or customization to suit your needs. Whether you're looking for a primary residence, rental opportunity, or project with upside, this property offers strong potential in a desirable setting. 2025 Taxes: $1,675.78 Legal Description: S. 6' OF LOT 5 & ALL OF LOT 6 BLOCK 3 HERMANS ADDITION-MINDEN Year Built: 1906 LOT SIZE - 50'x140' SQ FT : Main Level 1144, Basement - 1144. Upstairs 880 SQ FT. TOTAL SQ FT 3168. Detached garage - 396 SQ FT. Online Only Real Estate Auction Terms: By you bidding on this online only real estate auction, you agree to all terms of the auction, and agree to sign the real estate purchase agreement with in 24 hours of this auction closing. A 10% Buyers Premium will be added to the sales price. (for example - if you bid $5,000 the total contract price will be $5,500.) A payment to equal 10% of the purchase price will be due with in 24 hours of the auction closing, at that time additional agreements will be signed. The balance will be due by cash or certified funds on or before June 24, 2026. Property will be sold subject to sellers confirmation. Property is being sold AS-IS WHERE IS. Possession will be given at closing. This sale is not contingent upon the purchaser's ability to secure financing. Please consult your loan agency prior to the sale. The cost of the title insurance and closing fee will be split between the buyer and seller equally. Listing Brokerage and their agents are agents representing the seller in this transaction.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 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: $15,414
• − Mortgage interest: −$13,855
• − Property taxes: −$3,710
• − Insurance: −$1,237
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$7,195
• Taxable loss: −$13,049
• Est. tax savings @ 24.0%: +$3,132
• After-tax cash flow: $-5,203/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

2 events — show timeline

• 2026-05-14 Pending — GMNMLS
• 2026-03-05 Listed $25,000 GMNMLS