116 S 7th St · O'Neill, NE 68763

$55,000

2 bd · 1.0 ba · 716 sqft · SingleFamily public records · 14 Days on market

Built 1935 3,360 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ranch-style home with a stucco exterior, featuring a detached one-car garage, two bedrooms, and one full bathroom. Ideal opportunity for an investor or handyman to renovate and customize to your liking. AMA. Sq ft per county records. Sold As-Is/Where-Is.

Key facts

• 3,360 sq ft lot
• Garage
• Built 1935

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($829 rent vs $55k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• O'Neill Public Schools (town): math 45% / reading 46% proficiency, ranked #81 of 111 in NE (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 9 units permitted in Holt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Holt County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.51% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.98%
• DSCR: 2.02
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.9%
• Equity multiple: 1.64×
• Total profit: $9,873
• Equity at exit: $8,201

10-year hold

• IRR: 24.6%
• Equity multiple: 3.13×
• Total profit: $32,786
• Equity at exit: $4,755

Cash invested: $15,400 (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 68763

• Home prices YoY: -22.7%
• Active inventory: 5
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $829 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $295

Break-even live

Break-even rent $455

Max offer price $55,000

Occupancy floor 59%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-27
   status Pending
2. 2026-04-13
   price $55,000
3. 2026-04-13
   listed $550,000 New
4. 2022-04-21
   soldstatus $45,000
5. 2014-12-01
   soldstatus $30,000
6. 2010-12-27
   soldstatus $23,000

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $952 · $79/mo
• Expected delta: +$373/yr (+$31/mo · 64.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°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: $9,942
• − Mortgage interest: −$3,081
• − Property taxes: −$579
• − Insurance: −$275
• − Repairs & maintenance: −$795
• − Management: −$795
• − Depreciation: −$1,600
• Taxable income: $2,817
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $2,863/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: O'Neill Public Schools
• NCES district ID: 3174850
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $47,148
• Composite: 38.79/100
• National rank: #4121
• State rank: #81 of 111 in NE

Livability — O'Neill

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: O'Neill, NE
• Population (ZIP): 4,536

Population outlook (Holt County) Hauer SSP2

• Today (2025): 9,851 people
• By 2030: 9,578 · -2.8%
• By 2040: 9,175 · -6.9%
• By 2050: 8,930 · -9.3%
• By 2075: 9,261 · -6.0%
• By 2100: 9,556 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Romanian 2% Iranian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 4% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Holt

• 2024 margin: Solid R (+74.0) · D 12.5% · R 86.5%
• 2008→2024 swing: -20.6pp toward R · 2008: -53.4pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+73.6 2016: R+75.4 2012: R+61.6 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.46%
• Current HPI: 168.2973
• 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

+139.1% since first listed

6 events — show timeline

• 2026-04-27 Pending — GPRMLS
• 2026-04-13 Price Changed $55,000 GPRMLS
• 2026-04-13 Listed $550,000 GPRMLS
• 2022-04-21 Sold (Public Records) $45,000 Public Records
• 2014-12-01 Sold (Public Records) $30,000 Public Records
• 2010-12-27 Sold (Public Records) $23,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $579 · +1.8% YoY. Source: county tax records.