112 N Madison Ave · Plymouth, NE 68424

$94,900

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 277 Days on market

Built 1920 9,583 sqft lot $73/sqft · 17% below area Est $123k · 23% under ↓ 14% since listing

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• Appreciation +7.7/10.0
• 1% rule +6.8/10.0
• Schools +4.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great New Price! Take a look at this home perfectly positioned on a corner lot in the wonderful town of Plymouth. 3 bedroom home with a spacious living room, large dining room, delightful kitchen with appliances that stay, full bathroom, tons of storage, and a main floor laundry with washer & dryer! Hardwood floors are under carpeted areas - peek under a corner of the carpet and you will see them. A finished breezeway connects the house and the garage for easy access between the two. Home boasts vinyl siding with enclosed soffits for easy maintenance. There is easy access in the laundry room to enter the basement area. Home is being sold as-is and the price reflects updating that is needed. This home will work best for Cash or Conventional Loan buyers.

Key facts

• Enclosed soffits
• Finished breezeway
• Main floor laundry

Tags

• CORNER LOT
• FINISHED BREEZEWAY
• VINYL SIDING
• ENCLOSED SOFFITS
• MAIN FLOOR LAUNDRY
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#494 in NE) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools D-.
• Tri County Public Schools (rural): math 56% / reading 58% proficiency, ranked #28 of 111 in NE (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 9 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($656 loan paydown + $5k appreciation (5.4% local appreciation)).
• Jefferson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 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 1920 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.18% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (median comp): $123,013
• List price: $94,900
• Delta: -22.85%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 N Jefferson Ave	0.04mi	2/2.0	1,300 (+0%)	13mo	$119,500	$92	83
105 S County Rd	0.19mi	2/1.0	1,333 (+3%)	12mo	$85,000	$64	77
203 N Madison Ave	0.04mi	3/1.0 (+1)	1,444 (+11%)	22mo	$76,000	$53	56

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

Projected returns pro-forma

5.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.62×
• Total profit: $42,944
• Equity at exit: $56,359

10-year hold

• IRR: 24.1%
• Equity multiple: 5.24×
• Total profit: $112,587
• Equity at exit: $99,473

Cash invested: $26,572 (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 68424

• Home prices YoY: 1.9%
• Active inventory: 5
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $293

Break-even live

Break-even rent $752

Max offer price $94,900

Occupancy floor 69%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $94,900 Active 277 DOM
2. 2026-06-18
   days on market $94,900 Active 276 DOM
3. 2026-06-17
   days on market $94,900 Active 275 DOM
4. 2026-06-16
   days on market $94,900 Active 274 DOM
5. 2026-06-15
   days on market $94,900 Active 273 DOM
6. 2026-06-14
   days on market $94,900 Active 271 DOM
7. 2026-06-12
   days on market $94,900 Active 270 DOM
8. 2026-06-09
   days on market $94,900 Active 267 DOM
9. 2026-06-08
   days on market $94,900 Active 266 DOM
10. 2026-06-07
    days on market $94,900 Active 265 DOM
11. 2026-06-04
    days on market $94,900 Active 261 DOM
12. 2026-06-02
    days on market $94,900 Active 260 DOM
13. 2026-06-01
    days on market $94,900 Active 259 DOM
14. 2026-05-31
    days on market $94,900 Active 258 DOM
15. 2026-05-31
    days on market $94,900 Active 257 DOM
16. 2026-04-23
    price $94,900 767-char remark

    Show marketing remark (767 chars)

    Great New Price! Take a look at this home perfectly positioned on a corner lot in the wonderful town of Plymouth. 3 bedroom home with a spacious living room, large dining room, delightful kitchen with appliances that stay, full bathroom, tons of storage, and a main floor laundry with washer & dryer! Hardwood floors are under carpeted areas - peek under a corner of the carpet and you will see them. A finished breezeway connects the house and the garage for easy access between the two. Home boasts vinyl siding with enclosed soffits for easy maintenance. There is easy access in the laundry room to enter the basement area. Home is being sold as-is and the price reflects updating that is needed. This home will work best for Cash or Conventional Loan buyers.

17. 2026-02-28
    price $99,900 767-char remark

    Show marketing remark (767 chars)

    Great New Price! Take a look at this home perfectly positioned on a corner lot in the wonderful town of Plymouth. 3 bedroom home with a spacious living room, large dining room, delightful kitchen with appliances that stay, full bathroom, tons of storage, and a main floor laundry with washer & dryer! Hardwood floors are under carpeted areas - peek under a corner of the carpet and you will see them. A finished breezeway connects the house and the garage for easy access between the two. Home boasts vinyl siding with enclosed soffits for easy maintenance. There is easy access in the laundry room to enter the basement area. Home is being sold as-is and the price reflects updating that is needed. This home will work best for Cash or Conventional Loan buyers.

18. 2025-11-01
    price $104,000 767-char remark

    Show marketing remark (767 chars)

    Great New Price! Take a look at this home perfectly positioned on a corner lot in the wonderful town of Plymouth. 3 bedroom home with a spacious living room, large dining room, delightful kitchen with appliances that stay, full bathroom, tons of storage, and a main floor laundry with washer & dryer! Hardwood floors are under carpeted areas - peek under a corner of the carpet and you will see them. A finished breezeway connects the house and the garage for easy access between the two. Home boasts vinyl siding with enclosed soffits for easy maintenance. There is easy access in the laundry room to enter the basement area. Home is being sold as-is and the price reflects updating that is needed. This home will work best for Cash or Conventional Loan buyers.

19. 2025-09-15
    listed $110,000 New 767-char remark

    Show marketing remark (767 chars)

    Great New Price! Take a look at this home perfectly positioned on a corner lot in the wonderful town of Plymouth. 3 bedroom home with a spacious living room, large dining room, delightful kitchen with appliances that stay, full bathroom, tons of storage, and a main floor laundry with washer & dryer! Hardwood floors are under carpeted areas - peek under a corner of the carpet and you will see them. A finished breezeway connects the house and the garage for easy access between the two. Home boasts vinyl siding with enclosed soffits for easy maintenance. There is easy access in the laundry room to enter the basement area. Home is being sold as-is and the price reflects updating that is needed. This home will work best for Cash or Conventional Loan buyers.

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $1,642 · $137/mo
• Expected delta: +$955/yr (+$80/mo · 138.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $13,482
• − Mortgage interest: −$5,316
• − Property taxes: −$687
• − Insurance: −$474
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,761
• Taxable income: $2,086
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $3,016/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: Tri County Public Schools
• NCES district ID: 3105970
• Math proficiency: 56% ▲ 6.00%
• Reading proficiency: 58% ▲ 8.00%
• Median HH income: $51,517
• Composite: 48.73/100
• National rank: #2098
• State rank: #28 of 111 in NE

Livability — Plymouth

• Score: 58/100
• State rank: #494
• US rank: #21099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plymouth, NE
• Population (ZIP): 747

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 6,961 people
• By 2030: 6,831 · -1.9%
• By 2040: 6,590 · -5.3%
• By 2050: 6,510 · -6.5%
• By 2075: 6,831 · -1.9%
• By 2100: 7,072 · +1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: French 4% Lithuanian 2% Iranian 1%
• Foreign-born: 7%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+45.3) · D 26.7% · R 72.0% · Other 1.4%
• 2008→2024 swing: -29.6pp toward R · 2008: -15.8pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+42.9 2016: R+45.4 2012: R+28.4 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.44%
• Current HPI: 294.943
• 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

-13.7% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $94,900 GPRMLS
• 2026-02-28 Price Changed $99,900 GPRMLS
• 2025-11-01 Price Changed $104,000 GPRMLS
• 2025-09-15 Listed $110,000 GPRMLS