641 W 10th St · North Bend, NE 68649

$70,000

3 bd · 1.0 ba · 1,101 sqft · SingleFamily public records · 39 Days on market

Built 1915 8,712 sqft lot $64/sqft · 50% below area

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home sits on corner lot. Features 3 bedrooms, 1 bathroom, and an updated kitchen. Home is being sold as is.

Key facts

• 8,712 sq ft lot
• Built 1915
• Listed 38 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Residential property built in 1915; Not new
• Construction: Steel siding; Composition roof; Other foundation
• Exterior features: Patio; City lot up to 1/4 acre (approx. 0.2 acres); Lot dimensions approximately 66 x 132

Interior

• Bedrooms: Primary bedroom on 2nd floor; Additional bedrooms on 2nd floor
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: No fireplaces; Crawl space basement (finished area listed separately)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $-57 ($-678/yr) — negative.
• To cash-flow at today's rent, offer at most $60k (14.3% below list).
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $60k (14.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#18 in NE, #1,561 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• North Bend Central Public Schools (rural): math 65% / reading 64% proficiency, ranked #8 of 111 in NE (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Bend Central Elementary School (math 77% / reading 72%, grade A, #20 of 502 statewide, top 5%, 271 students, 26% FRL); North Bend Central Middle School (math 57% / reading 57%, grade B, #25 of 128 statewide, top 20%, 89 students, 26% FRL); North Bend Central High School (math 62% / reading 62%, grade B-, #39 of 261 statewide, top 18%, 226 students, 28% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 24 active listings in the ZIP; 82 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 39 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 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 $26k; list at $70k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,014 (14.3% 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 39 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
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: 1.54% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.65%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $183,603
• List price: $70,000
• Delta: -61.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 W 8th St	0.23mi	3/1.0	1,121 (+2%)	5mo	$110,000	$98	82
731 Chestnut St	0.29mi	3/1.0	1,024 (-7%)	2mo	$97,000	$95	73
131 W 11th St	0.34mi	2/1.0 (-1)	1,176 (+7%)	19mo	$152,500	$130	52
421 E 7th St	0.64mi	3/1.5	1,170 (+6%)	7mo	$187,000	$160	52

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: 22.0%
• Equity multiple: 2.78×
• Total profit: $34,801
• Equity at exit: $63,062

10-year hold

• IRR: 19.9%
• Equity multiple: 6.40×
• Total profit: $105,865
• Equity at exit: $135,995

Cash invested: $19,600 (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 68649

• Home prices YoY: 7.8%
• Active inventory: 24
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-57

Break-even live

Break-even rent $1,150

Max offer price $60,014

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-37	+0% $-57	+5% $-76	+10% $-96
Rent	-10% $-142	-5% $-99	+0% $-57	+5% $-14	+10% $29
Rate	-1.0pp $-21	-0.5pp $-39	base $-57	+0.5pp $-75	+1.0pp $-93

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $70,000 Active 39 DOM
2. 2026-06-18
   days on market $70,000 Active 38 DOM
3. 2026-06-17
   days on market $70,000 Active 37 DOM
4. 2026-06-16
   days on market $70,000 Active 36 DOM
5. 2026-06-15
   days on market $70,000 Active 35 DOM
6. 2026-06-14
   days on market $70,000 Active 33 DOM
7. 2026-06-12
   days on market $70,000 Active 32 DOM
8. 2026-06-09
   days on market $70,000 Active 29 DOM
9. 2026-06-08
   days on market $70,000 Active 28 DOM
10. 2026-06-07
    days on market $70,000 Active 27 DOM
11. 2026-06-05
    days on market $70,000 Active 24 DOM
12. 2026-06-03
    days on market $70,000 Active 23 DOM
13. 2026-06-02
    days on market $70,000 Active 22 DOM
14. 2026-06-01
    days on market $70,000 Active 21 DOM
15. 2026-05-31
    days on market $70,000 Active 20 DOM
16. 2026-05-30
    days on market $70,000 Active 19 DOM
17. 2026-05-11
    listed $70,000 New 230-char remark
18. 2015-04-17
    soldstatus $25,500 Sold 107-char remark

    Show marketing remark (107 chars)

    Home sits on corner lot. Features 3 bedrooms, 1 bathroom, and an updated kitchen. Home is being sold as is.

19. 2015-04-17
    soldstatus $25,500

    Show marketing remark (107 chars)

    Home sits on corner lot. Features 3 bedrooms, 1 bathroom, and an updated kitchen. Home is being sold as is.

20. 2015-02-11
    historical 107-char remark

    Show marketing remark (107 chars)

    Home sits on corner lot. Features 3 bedrooms, 1 bathroom, and an updated kitchen. Home is being sold as is.

21. 2014-07-14
    listed $25,000 107-char remark

    Show marketing remark (107 chars)

    Home sits on corner lot. Features 3 bedrooms, 1 bathroom, and an updated kitchen. Home is being sold as is.

22. 2013-11-18
    historical
23. 2013-05-16
    listed $52,900
24. 1989-11-22
    soldstatus $7,500

ⓘ 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: $1,027 · $86/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: +$184/yr (+$15/mo · 17.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $12,939
• − Mortgage interest: −$3,921
• − Property taxes: −$1,027
• − Insurance: −$5,468
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$2,036
• Taxable loss: −$1,584
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $-298/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: North Bend Central Public Schools
• NCES district ID: 3100115
• Math proficiency: 65% ▲ 3.00%
• Reading proficiency: 64% ▲ 2.00%
• Median HH income: $56,916
• Composite: 55.48/100
• National rank: #1246
• State rank: #8 of 111 in NE

Livability — North Bend

• Score: 81/100
• State rank: #18
• US rank: #1561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Bend, NE
• Population (ZIP): 1,831

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 37,191 people
• By 2030: 37,238 · +0.1%
• By 2040: 37,256 · +0.2%
• By 2050: 37,494 · +0.8%
• By 2075: 39,165 · +5.3%
• By 2100: 40,221 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.6) · D 33.0% · R 65.7% · Other 1.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -12.0pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+32.1 2016: R+35.3 2012: R+22.7 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.72%
• Current HPI: 298.4561
• 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

+833.3% since first listed

8 events — show timeline

• 2026-05-11 Listed $70,000 GPRMLS
• 2015-04-17 Sold (Public Records) $25,500 Public Records
• 2015-04-17 Sold (MLS) $25,500 GPRMLS
• 2015-02-11 Listing Removed — GPRMLS
• 2014-07-14 Listed $25,000 GPRMLS
• 2013-11-18 Listing Removed — GPRMLS
• 2013-05-16 Listed $52,900 GPRMLS
• 1989-11-22 Sold (Public Records) $7,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,027 · -0.0% YoY. Source: county tax records.