1420 14th St · Auburn, NE 68035

$60,000

2 bd · 1.0 ba · 948 sqft · SingleFamily public records · 9 Days on market

Built 1900 5,250 sqft lot Est $119k · 50% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming and move-in ready 2-bedroom home with delightful updates and cozy appeal! Step inside and be welcomed by a spacious living room filled with natural light - perfect for relaxing or entertaining. The generously sized kitchen offers plenty of cabinet and counter space, making meal prep a breeze. Two comfortable bedrooms provide peaceful retreats at the end of the day. Outside, you'll find a handy storage shed and a low-maintenance yard - ideal for gardening, weekend barbecues, or simply enjoying your own private outdoor space. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment, this home offers comfort, convenience, and charm in every corner. Don't miss

Key facts

• Extra cabinets
• Counter space
• Adjacent room

Tags

• CORNER LOT
• EXTRA CABINETS
• COUNTER SPACE
• ADJACENT ROOM
• OUTDOOR POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 77/100 on livability (#68 in NE, #3,032 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F.
• Auburn Public Schools (town): math 49% / reading 56% proficiency, ranked #58 of 111 in NE (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Auburn Middle School (math 52% / reading 57%, grade B-, #32 of 128 statewide, top 28%, 190 students, 42% FRL); Auburn High School (math 44% / reading 64%, grade C-, #80 of 261 statewide, top 37%, 247 students, 42% FRL).
• Market conditions: 3 active listings in the ZIP; 13 units permitted in Nemaha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Nemaha County population projected to shrink 4% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $12k; list at $60k implies a 390% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 1.88% ✓
• Cap rate: 16.20%
• Cash-on-cash: 35.38%
• DSCR: 2.57
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $119,448
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 14th St	0.14mi	2/1.0	988 (+4%)	22mo	$160,000	$162	69
1120 6th St	0.61mi	2/1.0	960 (+1%)	7mo	$179,000	$186	64
1906 P St	0.41mi	2/2.0	936 (-1%)	17mo	$117,500	$126	60
1422 I St	0.40mi	3/1.0 (+1)	967 (+2%)	22mo	$73,500	$76	55
1114 13th St	0.23mi	2/1.0	1,046 (+10%)	21mo	$88,500	$85	55
622 14 St	0.56mi	2/1.0	868 (-8%)	16mo	$16,000	$18	46
1112 10th St	0.36mi	3/2.0 (+1)	1,088 (+15%)	11mo	$150,000	$138	40
2115 M St	0.57mi	2/1.0	815 (-14%)	14mo	$100,000	$123	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 41.0%
• Equity multiple: 3.31×
• Total profit: $38,777
• Equity at exit: $26,979

10-year hold

• IRR: 40.9%
• Equity multiple: 6.59×
• Total profit: $93,855
• Equity at exit: $41,577

Cash invested: $16,800 (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 68035

• Active inventory: 3
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$57 /mo · $690/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $495

Break-even live

Break-even rent $503

Max offer price $60,000

Occupancy floor 51%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $60,000 Active 9 DOM
2. 2026-06-17
   days on market $60,000 Active 8 DOM
3. 2026-06-16
   days on market $60,000 Active 7 DOM
4. 2026-06-15
   statusdays on market $60,000 Active 6 DOM
5. 2026-06-13
   days on market $60,000 New 4 DOM
6. 2026-06-12
   days on market $60,000 New 3 DOM
7. 2026-06-09
   pricestatusdays on marketlisting id $60,000 New 1 DOM
8. 2025-12-17
   status Pending
9. 2025-09-08
   price $85,000
10. 2025-08-22
    listed $89,000 New
11. 2009-11-20
    soldstatus $12,250

ⓘ 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: $690 · $57/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$348/yr (+$29/mo · 50.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°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: $13,555
• − Mortgage interest: −$3,361
• − Property taxes: −$690
• − Insurance: −$300
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$1,745
• Taxable income: $5,290
• Est. tax owed @ 24.0%: −$1,270
• After-tax cash flow: $4,673/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: Auburn Public Schools
• NCES district ID: 3103330
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $45,761
• Composite: 44.43/100
• National rank: #2807
• State rank: #58 of 111 in NE

Livability — Auburn

• Score: 77/100
• State rank: #68
• US rank: #3032

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburn, NE

Population outlook (Nemaha County) Hauer SSP2

• Today (2025): 7,018 people
• By 2030: 6,911 · -1.5%
• By 2040: 6,730 · -4.1%
• By 2050: 6,738 · -4.0%
• By 2075: 7,053 · +0.5%
• By 2100: 7,347 · +4.7%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+593.9% since first listed

4 events — show timeline

• 2025-12-17 Pending — GPRMLS
• 2025-09-08 Price Changed $85,000 GPRMLS
• 2025-08-22 Listed $89,000 GPRMLS
• 2009-11-20 Sold (Public Records) $12,250 Public Records

Property tax history

+8.0%/yr

Latest (2025): $690 · +130.4% YoY. Source: county tax records.