218 N 6 · Howells, NE 68641

$110,000

2 bd · 2.0 ba · 988 sqft · SingleFamily public records · 188 Days on market

Built 1951 9,983 sqft lot Est $128k · 14% under

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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).

• Cash flow +14.3/30.0
• ARV discount +14.0/15.0
• Appreciation +7.4/10.0
• Schools +6.3/10.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to Howells, NE! This ranch style home offers 2 bedrooms, 2 bathrooms, & 1 car garage, situated on a good sized, level lot. The home has been well maintained & includes all kitchen appliances, washer/dryer, SMART thermostat/doorbell, riding mower, freezer chest, water softener & water filtration system. New vinyl windows through out. Walk up attic can be finished for extra living space. AMA.

Key facts

• New egress window
• Water softener
• Extra storage shed

Tags

• NEW WINDOW WORLD WINDOWS
• NEW MAYTAG HEAT PUMP
• NEW EGRESS WINDOW
• EXTRA STORAGE SHED
• WATER HEATER
• WATER SOFTENER

Property features AI

Exterior

• Parking: Attached garage (1 car); Concrete driveway/parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl exterior; Shingle roof; Unfinished basement (foundation present)
• Exterior features: Shingle roof; Vinyl siding; 0.22-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Water softener; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $21 ($249/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 $90k (18.6% below list).
• Recommended offer: $90k (18.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#67 in NE, #3,015 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Howells-Dodge Consolidated Schools (rural): math 75% / reading 70% proficiency, ranked #11 of 245 in NE (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Howells-Dodge Elementary School/Howells (71 students, 30% FRL); Howells Senior High School (math 52% / reading 67%, grade C+, #49 of 261 statewide, top 26%, 146 students, 35% FRL) — zoned schools at 32% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 72% district-wide (-13 pts) — the specific schools serving this property underperform the Howells-Dodge Consolidated Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 2 active listings in the ZIP; 40 units permitted in Colfax County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($761 loan paydown + $5k appreciation (4.9% local appreciation)).
• Colfax County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,522 (18.6% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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 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?
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: 0.81% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $128,440
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 N 5th St	0.10mi	2/1.0	1,040 (+5%)	18mo	$135,000	$130	68
116 S 4th St	0.23mi	2/1.0	938 (-5%)	21mo	$66,500	$71	59

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

Projected returns pro-forma

4.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.84×
• Total profit: $25,808
• Equity at exit: $61,445

10-year hold

• IRR: 14.1%
• Equity multiple: 3.51×
• Total profit: $77,236
• Equity at exit: $105,316

Cash invested: $30,800 (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 68641

• Home prices YoY: 1.8%
• Active inventory: 2
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $21

Break-even live

Break-even rent $869

Max offer price $110,000

Occupancy floor 93%

Sensitivity live

Price	-10% $83	-5% $52	+0% $21	+5% $-10	+10% $-41
Rent	-10% $-50	-5% $-15	+0% $21	+5% $56	+10% $92
Rate	-1.0pp $76	-0.5pp $49	base $21	+0.5pp $-8	+1.0pp $-37

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $110,000 Active 188 DOM
2. 2026-06-18
   days on market $110,000 Active 186 DOM
3. 2026-06-17
   days on market $110,000 Active 185 DOM
4. 2026-06-16
   days on market $110,000 Active 184 DOM
5. 2026-06-15
   days on market $110,000 Active 183 DOM
6. 2026-06-13
   days on market $110,000 Active 181 DOM
7. 2026-06-12
   days on market $110,000 Active 180 DOM
8. 2026-06-09
   days on market $110,000 Active 177 DOM
9. 2026-06-08
   days on market $110,000 Active 176 DOM
10. 2026-06-07
    days on market $110,000 Active 175 DOM
11. 2026-06-05
    days on market $110,000 Active 173 DOM
12. 2026-06-04
    days on market $110,000 Active 171 DOM
13. 2026-06-02
    days on market $110,000 Active 170 DOM
14. 2026-06-01
    days on market $110,000 Active 169 DOM
15. 2026-05-31
    days on market $110,000 Active 168 DOM
16. 2026-02-02
    price $110,000
17. 2026-01-30
    status Active
18. 2026-01-05
    price $120,000
19. 2025-12-18
    price $125,000
20. 2025-12-08
    listed $130,000 Active
21. 2022-08-25
    soldstatus $78,000
22. 2022-08-19
    soldstatus $77,500 413-char remark

    Show marketing remark (413 chars)

    Welcome to Howells, NE! This ranch style home offers 2 bedrooms, 2 bathrooms, & 1 car garage, situated on a good sized, level lot. The home has been well maintained & includes all kitchen appliances, washer/dryer, SMART thermostat/doorbell, riding mower, freezer chest, water softener & water filtration system. New vinyl windows through out. Walk up attic can be finished for extra living space. AMA.

23. 2022-06-27
    listed $79,900 413-char remark

    Show marketing remark (413 chars)

    Welcome to Howells, NE! This ranch style home offers 2 bedrooms, 2 bathrooms, & 1 car garage, situated on a good sized, level lot. The home has been well maintained & includes all kitchen appliances, washer/dryer, SMART thermostat/doorbell, riding mower, freezer chest, water softener & water filtration system. New vinyl windows through out. Walk up attic can be finished for extra living space. AMA.

24. 2019-11-25
    soldstatus $47,000
25. 2019-11-22
    soldstatus $47,000 337-char remark

    Show marketing remark (337 chars)

    Many special touches: new living room carpet, newer shingles in 2012 and vinyl siding. Heat pump in 2011, water heater in 2018, and updated electrical. New sewer line in 2016. Real hardwood floors in bedrooms with potential for finished space in basement and attic. New exterior floors & side steps. 2 storage shed on large flat lot.

26. 2019-02-26
    listed $49,000 337-char remark

    Show marketing remark (337 chars)

    Many special touches: new living room carpet, newer shingles in 2012 and vinyl siding. Heat pump in 2011, water heater in 2018, and updated electrical. New sewer line in 2016. Real hardwood floors in bedrooms with potential for finished space in basement and attic. New exterior floors & side steps. 2 storage shed on large flat lot.

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$1,138/yr (+$95/mo · 148.7%)

ⓘ 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 ≥102°F today · 15 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: $10,743
• − Mortgage interest: −$6,162
• − Property taxes: −$765
• − Insurance: −$550
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$3,200
• Taxable loss: −$1,653
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $646/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: Howells-Dodge Consolidated Schools
• NCES district ID: 3100183
• Math proficiency: 75% ▲ 15.00%
• Reading proficiency: 70% ▲ 5.00%
• Median HH income: $51,044
• Composite: 62.65/100
• National rank: #1379
• State rank: #11 of 245 in NE

Livability — Howells

• Score: 77/100
• State rank: #67
• US rank: #3015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Howells, NE
• Population (ZIP): 986

Population outlook (Colfax County) Hauer SSP2

• Today (2025): 10,949 people
• By 2030: 11,199 · +2.3%
• By 2040: 11,857 · +8.3%
• By 2050: 12,758 · +16.5%
• By 2075: 15,468 · +41.3%
• By 2100: 18,207 · +66.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Iranian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 1% German/W. Germanic 1%

Political lean MEDSL · Colfax

• 2024 margin: Solid R (+50.9) · D 24.0% · R 75.0% · Other 1.0%
• 2008→2024 swing: -23.1pp toward R · 2008: -27.9pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+43.2 2016: R+41.4 2012: R+35.6 2008: R+27.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.87%
• Current HPI: 283.4695
• 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

+124.5% since first listed

11 events — show timeline

• 2026-02-02 Price Changed $110,000 NWIA
• 2026-01-30 Relisted — NWIA
• 2026-01-05 Price Changed $120,000 NWIA
• 2025-12-18 Price Changed $125,000 NWIA
• 2025-12-08 Listed $130,000 NWIA
• 2022-08-25 Sold (Public Records) $78,000 Public Records
• 2022-08-19 Sold (MLS) $77,500 GPRMLS
• 2022-06-27 Listed $79,900 GPRMLS
• 2019-11-25 Sold (Public Records) $47,000 Public Records
• 2019-11-22 Sold (MLS) $47,000 GPRMLS
• 2019-02-26 Listed $49,000 GPRMLS

Property tax history

+1.6%/yr

Latest (2025): $765 · +0.3% YoY. Source: county tax records.