1220 S Quince St · Sidney, NE 69162

$115,000

2 bd · 2.0 ba · 1,803 sqft · SingleFamily public records · 90 Days on market

Built 1925 8,712 sqft lot $64/sqft · 65% below area Est $185k · 38% under

---

Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.5/30.0
• Schools +4.7/10.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 8,712 sq ft lot
• Built 1925
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $26 ($311/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (11.6% below list).
• Recommended offer: $102k (11.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#56 in NE, #2,669 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F.
• Sidney Public Schools (town): math 51% / reading 58% proficiency, ranked #42 of 111 in NE (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Central Elementary School (223 students, 32% FRL); Sidney Middle School (math 52% / reading 52%, grade C+, #43 of 128 statewide, top 36%, 187 students, 48% FRL); Sidney High School (math 47% / reading 67%, grade C, #70 of 261 statewide, top 30%, 349 students, 43% FRL) — zoned schools average 41% FRL vs 26% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 10 units permitted in Cheyenne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cheyenne County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $75k; list at $115k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,663 (11.6% below list)

Questions for the listing agent

1. It's been on market 90 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 1925 — 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 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?
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: 0.88% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (median comp): $185,079
• List price: $115,000
• Delta: -37.86%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-16,978
• Equity at exit: $17,147

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-12,637
• Equity at exit: $9,943

Cash invested: $32,200 (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 69162

• Active inventory: 12
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $26

Break-even live

Break-even rent $984

Max offer price $115,000

Occupancy floor 92%

Sensitivity live

Price	-10% $91	-5% $58	+0% $26	+5% $-7	+10% $-39
Rent	-10% $-54	-5% $-14	+0% $26	+5% $66	+10% $106
Rate	-1.0pp $84	-0.5pp $55	base $26	+0.5pp $-4	+1.0pp $-34

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $115,000 Active 90 DOM
2. 2026-06-21
   days on market $115,000 Active 89 DOM
3. 2026-06-18
   days on market $115,000 Active 87 DOM
4. 2026-06-17
   days on market $115,000 Active 86 DOM
5. 2026-06-16
   days on market $115,000 Active 85 DOM
6. 2026-06-15
   days on market $115,000 Active 84 DOM
7. 2026-06-13
   days on market $115,000 Active 82 DOM
8. 2026-06-12
   days on market $115,000 Active 81 DOM
9. 2026-06-09
   days on market $115,000 Active 78 DOM
10. 2026-06-08
    days on market $115,000 Active 77 DOM
11. 2026-06-07
    days on market $115,000 Active 76 DOM
12. 2026-06-07
    days on market $115,000 Active 75 DOM
13. 2026-06-04
    days on market $115,000 Active 72 DOM
14. 2026-06-02
    days on market $115,000 Active 71 DOM
15. 2026-06-01
    days on market $115,000 Active 70 DOM
16. 2026-05-31
    days on market $115,000 Active 69 DOM
17. 2026-04-01
    price $115,000
18. 2026-03-05
    listed $120,000 Active
19. 2025-12-16
    listed $125,000 Active
20. 2022-10-28
    soldstatus $75,000
21. 2006-08-18
    soldstatus $65,000
22. 2001-12-12
    soldstatus $46,000
23. 1998-08-31
    soldstatus $40,000

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $1,990 · $166/mo
• Expected delta: +$475/yr (+$40/mo · 31.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 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: $12,200
• − Mortgage interest: −$6,442
• − Property taxes: −$1,514
• − Insurance: −$575
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$3,345
• Taxable loss: −$1,629
• Est. tax savings @ 24.0%: +$391
• After-tax cash flow: $702/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: Sidney Public Schools
• NCES district ID: 3176710
• Math proficiency: 51% ▼ -5.00%
• Reading proficiency: 58% ▲ 3.00%
• Median HH income: $51,539
• Composite: 46.64/100
• National rank: #2409
• State rank: #42 of 111 in NE

Livability — Sidney

• Score: 78/100
• State rank: #56
• US rank: #2669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidney, NE
• Population (ZIP): 7,169

Population outlook (Cheyenne County) Hauer SSP2

• Today (2025): 10,658 people
• By 2030: 10,916 · +2.4%
• By 2040: 11,367 · +6.7%
• By 2050: 11,766 · +10.4%
• By 2075: 12,967 · +21.7%
• By 2100: 12,982 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Cheyenne

• 2024 margin: Solid R (+64.1) · D 17.4% · R 81.5% · Other 1.1%
• 2008→2024 swing: -14.5pp toward R · 2008: -49.6pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+61.9 2016: R+63.6 2012: R+51.2 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -222.30%
• Current HPI: 141.8088
• 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

+187.5% since first listed

7 events — show timeline

• 2026-04-01 Price Changed $115,000 WNBOR
• 2026-03-05 Listed $120,000 WNBOR
• 2025-12-16 Listed $125,000 WNBOR
• 2022-10-28 Sold (Public Records) $75,000 Public Records
• 2006-08-18 Sold (Public Records) $65,000 Public Records
• 2001-12-12 Sold (Public Records) $46,000 Public Records
• 1998-08-31 Sold (Public Records) $40,000 Public Records

Property tax history

-0.7%/yr

Latest (2022): $1,514 · +5.6% YoY. Source: county tax records.