106 S West St · Ponca, NE 68770

$175,000

3 bd · 1.0 ba · 2,480 sqft · SingleFamily public records · 52 Days on market

Built 1993 8,712 sqft lot $71/sqft · 12% below area Est $198k · 12% under

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Why this score? — see what drove the D+ 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 +12.7/15.0
• Cash flow +9.7/30.0
• Appreciation +7.2/10.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Discover a truly unique opportunity in the welcoming community of Ponca. This creatively converted metal structure offers three bedrooms and has been thoughtfully updated to provide comfortable, functional living space with modern touches throughout. The interior features refreshed finishes, an efficient layout, and flexible living areas that can accommodate a variety of needs. Whether you're looking for a primary residence, investment property, or something outside the ordinary, this property stands out for its character and versatility. Situated in a small-town setting, you'll enjoy the benefits of lower property taxes and a relaxed pace while still having access to local amenities, parks

Key facts

• Refreshed finishes
• Efficient layout
• Lower property taxes

Tags

• REFRESHED FINISHES
• EFFICIENT LAYOUT
• FLEXIBLE LIVING AREAS
• LOWER PROPERTY TAXES
• PRACTICAL LIVING SPACE

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Metal siding construction; Metal roof
• Exterior features: Level lot with few trees

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Master bedroom located downstairs
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (26.4% below list).
• Recommended offer: $129k (26.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#97 in NE, #3,890 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Ponca Public Schools (rural): math 69% / reading 59% proficiency, ranked #9 of 111 in NE (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Ponca Elementary School (math 67% / reading 57%, grade B, #93 of 502 statewide, top 21%, 125 students, 29% FRL); Ponca High School (math 72% / reading 62%, grade B, #22 of 261 statewide, top 9%, 190 students, 20% FRL).
• Market conditions: 6 active listings in the ZIP; 4 units permitted in Dixon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.4% local appreciation)).
• Dixon County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $175k implies a 192% gain — meaningful room to come down on a strong offer.

Recommended offer $128,792 (26.4% 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 52 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.74% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.84%
• DSCR: 0.87
• GRM: 11.3

CMA / ARV

• ARV (median comp): $197,971
• List price: $175,000
• Delta: -11.60%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 W Bluff St	0.53mi	3/3.0	2,366 (-5%)	2mo	$255,000	$108	58
122 N Nebraska St	0.75mi	4/2.0 (+1)	2,288 (-8%)	17mo	$191,500	$84	29

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

Projected returns pro-forma

4.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.55×
• Total profit: $26,721
• Equity at exit: $92,568

10-year hold

• IRR: 10.7%
• Equity multiple: 2.84×
• Total profit: $90,295
• Equity at exit: $154,551

Cash invested: $49,000 (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 68770

• Home prices YoY: 2.6%
• Active inventory: 6
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-116

Break-even live

Break-even rent $1,435

Max offer price $154,527

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-66	+0% $-116	+5% $-165	+10% $-215
Rent	-10% $-218	-5% $-167	+0% $-116	+5% $-65	+10% $-14
Rate	-1.0pp $-28	-0.5pp $-71	base $-116	+0.5pp $-161	+1.0pp $-207

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $175,000 Active 52 DOM
2. 2026-06-18
   days on market $175,000 Active 50 DOM
3. 2026-06-17
   days on market $175,000 Active 49 DOM
4. 2026-06-16
   days on market $175,000 Active 48 DOM
5. 2026-06-15
   days on market $175,000 Active 47 DOM
6. 2026-06-13
   pricedays on market $175,000 Active 45 DOM
7. 2026-06-12
   days on market $185,000 Active 44 DOM
8. 2026-06-09
   days on market $185,000 Active 41 DOM
9. 2026-06-08
   days on market $185,000 Active 40 DOM
10. 2026-06-07
    days on market $185,000 Active 39 DOM
11. 2026-06-07
    days on market $185,000 Active 38 DOM
12. 2026-06-04
    days on market $185,000 Active 35 DOM
13. 2026-06-02
    days on market $185,000 Active 34 DOM
14. 2026-06-01
    days on market $185,000 Active 33 DOM
15. 2026-05-31
    days on market $185,000 Active 32 DOM
16. 2026-04-29
    listed $185,000 Active 839-char remark
17. 2016-09-01
    soldstatus $60,000

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $3,028 · $252/mo
• Expected delta: +$1,315/yr (+$110/mo · 76.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 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: $15,455
• − Mortgage interest: −$9,803
• − Property taxes: −$1,713
• − Insurance: −$875
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$5,091
• Taxable loss: −$4,499
• Est. tax savings @ 24.0%: +$1,080
• After-tax cash flow: $-311/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: Ponca Public Schools
• NCES district ID: 3175770
• Math proficiency: 69% ▼ -6.00%
• Reading proficiency: 59% ▼ -12.00%
• Median HH income: $56,190
• Composite: 55.04/100
• National rank: #1292
• State rank: #9 of 111 in NE

Livability — Ponca

• Score: 75/100
• State rank: #97
• US rank: #3890

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ponca, NE
• Population (ZIP): 1,387

Population outlook (Dixon County) Hauer SSP2

• Today (2025): 5,469 people
• By 2030: 5,271 · -3.6%
• By 2040: 4,811 · -12.0%
• By 2050: 4,352 · -20.4%
• By 2075: 3,470 · -36.6%
• By 2100: 2,573 · -53.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Portuguese 7% Lithuanian 4% Serbian 2%
• Foreign-born: 1%

Political lean MEDSL · Dixon

• 2024 margin: Solid R (+58.7) · D 19.8% · R 78.5% · Other 1.8%
• 2008→2024 swing: -28.6pp toward R · 2008: -30.0pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+54.4 2016: R+54.1 2012: R+32.8 2008: R+30.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.37%
• Current HPI: 171.3371
• 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

+191.7% since first listed

3 events — show timeline

• 2026-06-12 Price Changed $175,000 NWIA
• 2026-04-29 Listed $185,000 NWIA
• 2016-09-01 Sold (Public Records) $60,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,713 · -13.6% YoY. Source: county tax records.