732 N Grant St · Fremont, NE 68025

$120,000

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 86 Days on market

Built 1900 5,663 sqft lot $92/sqft · 42% below area Est $176k · 32% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.9/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed, 2 full bath home with large front porch and detached large 2 car garage is priced to sell. Investors looking to expand your portfolio this is the one.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.3% in Fremont — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#92 in NE, #3,751 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D+, commute F.
• Fremont Public Schools (town): math 34% / reading 36% proficiency, ranked #103 of 111 in NE (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.1%/yr); 238 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 82 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $120k implies a 192% 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.16%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (median comp): $175,927
• List price: $120,000
• Delta: -31.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 N Hancock St	0.05mi	3/1.0	1,212 (-7%)	1mo	$115,000	$95	85
1208 - 1210 E 9th St	0.10mi	4/1.0 (+1)	1,356 (+4%)	3mo	$175,000	$129	81
535 N Pebble St	0.23mi	3/2.0	1,248 (-4%)	3mo	$162,319	$130	76
141 N Lincoln St	0.43mi	3/1.0	1,332 (+2%)	3mo	$197,500	$148	74
830 N Grant St	0.05mi	2/1.0 (-1)	1,440 (+10%)	2mo	$250,000	$174	74
1136 N Garfield St	0.29mi	2/2.0 (-1)	1,244 (-5%)	1mo	$230,000	$185	69
1225 E 10th St	0.14mi	2/1.0 (-1)	1,146 (-12%)	1mo	$195,000	$170	68
1115 N Logan St	0.36mi	4/2.0 (+1)	1,255 (-4%)	3mo	$198,000	$158	66
1536 E 1st St	0.45mi	2/1.0 (-1)	1,227 (-6%)	2mo	$165,000	$134	62
315 N Grant St	0.29mi	4/2.0 (+1)	1,182 (-9%)	1mo	$225,000	$190	62
850 N D St	0.66mi	3/2.0	1,334 (+2%)	3mo	$196,000	$147	59
406 E 14th St	0.72mi	3/1.0	1,114 (-15%)	2mo	$168,000	$151	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,704
• Equity at exit: $17,892

10-year hold

• IRR: 3.0%
• Equity multiple: 1.19×
• Total profit: $6,300
• Equity at exit: $10,375

Cash invested: $33,600 (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 68025

• Home prices YoY: -34.1%
• Rents YoY: -2.1%
• Active inventory: 238
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$136 /mo · $1,627/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $313

Break-even live

Break-even rent $1,031

Max offer price $120,000

Occupancy floor 73%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1619 E Military Ave Unit 2301 Fremont, NE	2.0	2.0	1100	$1,195	$1.09	21d	1	0.30mi
351 N Clarmar Ave Fremont, NE	3.0	2.5	1847	$1,745	$0.94	3d	1	0.43mi
1021 S Howard St Fremont, NE	1.0–3.0	1.0–2.0	1038	$1,610	$1.55	1d	11	1.17mi
1034e 29th St Fremont, NE	1.0–2.0	1.0	1019	$1,225	$1.20	1d	21	1.50mi

Listing history 21 events

1. 2026-06-19
   days on market $120,000 Active 86 DOM
2. 2026-06-18
   days on market $120,000 Active 85 DOM
3. 2026-06-17
   days on market $120,000 Active 84 DOM
4. 2026-06-16
   days on market $120,000 Active 83 DOM
5. 2026-06-15
   days on market $120,000 Active 82 DOM
6. 2026-06-14
   days on market $120,000 Active 80 DOM
7. 2026-06-12
   days on market $120,000 Active 79 DOM
8. 2026-06-09
   days on market $120,000 Active 76 DOM
9. 2026-06-08
   days on market $120,000 Active 75 DOM
10. 2026-06-07
    days on market $120,000 Active 74 DOM
11. 2026-06-05
    days on market $120,000 Active 71 DOM
12. 2026-06-03
    days on market $120,000 Active 70 DOM
13. 2026-06-02
    days on market $120,000 Active 69 DOM
14. 2026-06-01
    days on market $120,000 Active 68 DOM
15. 2026-05-31
    days on market $120,000 Active 67 DOM
16. 2026-05-30
    days on market $120,000 Active 66 DOM
17. 2026-04-17
    price $120,000 162-char remark

    Show marketing remark (162 chars)

    This 3 bed, 2 full bath home with large front porch and detached large 2 car garage is priced to sell. Investors looking to expand your portfolio this is the one.

18. 2026-04-03
    price $135,000 162-char remark

    Show marketing remark (162 chars)

    This 3 bed, 2 full bath home with large front porch and detached large 2 car garage is priced to sell. Investors looking to expand your portfolio this is the one.

19. 2026-03-24
    listed $149,900 New 162-char remark

    Show marketing remark (162 chars)

    This 3 bed, 2 full bath home with large front porch and detached large 2 car garage is priced to sell. Investors looking to expand your portfolio this is the one.

20. 2002-01-24
    soldstatus $41,105
21. 1993-03-25
    soldstatus $16,000

ⓘ 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: $1,627 · $136/mo
• Projected year-2 tax: $2,076 · $173/mo
• Expected delta: +$449/yr (+$37/mo · 27.6%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $17,126
• − Mortgage interest: −$6,722
• − Property taxes: −$1,627
• − Insurance: −$600
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,491
• Taxable income: $1,946
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $3,284/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: Fremont Public Schools
• NCES district ID: 3170710
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $47,111
• Composite: 30.07/100
• National rank: #6347
• State rank: #103 of 111 in NE

Livability — Fremont

• Score: 76/100
• State rank: #92
• US rank: #3751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, NE
• County: Dodge County · 31,658 people
• City population: 31,658
• Metro: Fremont, NE
• Population (ZIP): 31,658
• Household income: $72,254
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 893.0

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 37,191 people
• By 2030: 37,238 · +0.1%
• By 2040: 37,256 · +0.2%
• By 2050: 37,494 · +0.8%
• By 2075: 39,165 · +5.3%
• By 2100: 40,221 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 2% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 14%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.6) · D 33.0% · R 65.7% · Other 1.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -12.0pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+32.1 2016: R+35.3 2012: R+22.7 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.59%
• Current HPI: 318.3329
• Rent YoY: ▼ -2.14%
• Metro: Fremont, NE
• 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

+650.0% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $120,000 GPRMLS
• 2026-04-03 Price Changed $135,000 GPRMLS
• 2026-03-24 Listed $149,900 GPRMLS
• 2002-01-24 Sold (Public Records) $41,105 Public Records
• 1993-03-25 Sold (Public Records) $16,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,627 · +40.3% YoY. Source: county tax records.