206 1st St · Platte Center, NE 68653

$99,500

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 31 Days on market

Built 1895 ↓ 17% since listing

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +6.0/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for that affordable place in a quiet setting? Something close to Columbus? or maybe something for an investment property. Come and take a look at this 3 bedroom 1 bath located in Platte Center. Nicely updated and ready to move in and call your own. Call and setup your showing today.

Key facts

• Listed 31 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#255 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Lakeview Community Schools (rural): math 54% / reading 51% proficiency, ranked #49 of 111 in NE (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Platte Center Elementary School (math 52% / reading 42%, grade D-, #266 of 502 statewide, top 56%, 156 students, 51% FRL); Lakeview Junior High School (math 52% / reading 52%, grade C+, #43 of 128 statewide, top 36%, 147 students, 42% FRL); Lakeview High School (math 57% / reading 52%, grade C-, #80 of 261 statewide, top 37%, 311 students, 36% FRL).
• Market conditions: 7 active listings in the ZIP; 98 units permitted in Platte County in 2024 (17 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($688 loan paydown + $4k appreciation (4.2% local appreciation)).
• Platte County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.16×
• Total profit: $32,256
• Equity at exit: $51,473

10-year hold

• IRR: 19.5%
• Equity multiple: 4.15×
• Total profit: $87,846
• Equity at exit: $85,016

Cash invested: $27,860 (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 68653

• Home prices YoY: 0.9%
• Active inventory: 7
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $219

Break-even live

Break-even rent $813

Max offer price $99,500

Occupancy floor 75%

Sensitivity live

Price	-10% $275	-5% $247	+0% $219	+5% $191	+10% $163
Rent	-10% $133	-5% $176	+0% $219	+5% $262	+10% $305
Rate	-1.0pp $269	-0.5pp $244	base $219	+0.5pp $193	+1.0pp $167

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-06
   status Pending 293-char remark

   Show marketing remark (293 chars)

   Looking for that affordable place in a quiet setting? Something close to Columbus? or maybe something for an investment property. Come and take a look at this 3 bedroom 1 bath located in Platte Center. Nicely updated and ready to move in and call your own. Call and setup your showing today.

2. 2026-04-24
   status Active 293-char remark

   Show marketing remark (293 chars)

   Looking for that affordable place in a quiet setting? Something close to Columbus? or maybe something for an investment property. Come and take a look at this 3 bedroom 1 bath located in Platte Center. Nicely updated and ready to move in and call your own. Call and setup your showing today.

3. 2026-04-24
   price $99,500 293-char remark

   Show marketing remark (293 chars)

   Looking for that affordable place in a quiet setting? Something close to Columbus? or maybe something for an investment property. Come and take a look at this 3 bedroom 1 bath located in Platte Center. Nicely updated and ready to move in and call your own. Call and setup your showing today.

4. 2026-04-17
   status Pending 293-char remark

   Show marketing remark (293 chars)

   Looking for that affordable place in a quiet setting? Something close to Columbus? or maybe something for an investment property. Come and take a look at this 3 bedroom 1 bath located in Platte Center. Nicely updated and ready to move in and call your own. Call and setup your showing today.

5. 2026-03-27
   listed $119,500 Active 293-char remark

   Show marketing remark (293 chars)

   Looking for that affordable place in a quiet setting? Something close to Columbus? or maybe something for an investment property. Come and take a look at this 3 bedroom 1 bath located in Platte Center. Nicely updated and ready to move in and call your own. Call and setup your showing today.

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $1,721 · $143/mo
• Expected delta: +$774/yr (+$65/mo · 81.7%)

ⓘ 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 ≥103°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: $13,082
• − Mortgage interest: −$5,574
• − Property taxes: −$947
• − Insurance: −$498
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,895
• Taxable income: $1,076
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,370/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: Lakeview Community Schools
• NCES district ID: 3100112
• Math proficiency: 54% ▼ -4.00%
• Reading proficiency: 51% ▲ 4.00%
• Median HH income: $62,283
• Composite: 46.05/100
• National rank: #2521
• State rank: #49 of 111 in NE

Livability — Platte Center

• Score: 68/100
• State rank: #255
• US rank: #9209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Platte Center, NE
• Population (ZIP): 620

Population outlook (Platte County) Hauer SSP2

• Today (2025): 34,130 people
• By 2030: 34,778 · +1.9%
• By 2040: 36,436 · +6.8%
• By 2050: 38,648 · +13.2%
• By 2075: 47,293 · +38.6%
• By 2100: 57,020 · +67.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Romanian 12% Portuguese 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Platte

• 2024 margin: Solid R (+58.3) · D 20.4% · R 78.7%
• 2008→2024 swing: -16.8pp toward R · 2008: -41.5pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+56.8 2016: R+58.8 2012: R+51.8 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.18%
• Current HPI: 453.9112
• 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

-16.7% since first listed

5 events — show timeline

• 2026-05-06 Pending — CBOR
• 2026-04-24 Relisted — CBOR
• 2026-04-24 Price Changed $99,500 CBOR
• 2026-04-17 Pending — CBOR
• 2026-03-27 Listed $119,500 CBOR