719 N Thomas Ave · Oakland, NE 68045

$185,000

4 bd · 3.0 ba · 2,250 sqft · SingleFamily public records · 67 Days on market

Built 1910 0.27 ac lot $82/sqft · at area comps Est $194k · at est.

---

Why this score? — see what drove the D 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).

• ARV discount +9.5/15.0
• Appreciation +8.8/10.0
• Cash flow +8.7/30.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.1/10.0

Listing remarks MLS

This 2-story home offers 4 bedrooms, 3 baths, full of character and versatility, and is ready for some TLC and your personal touch! Pre-inspected for added transparency. Situated on a double lot? home to the north planned to be removed and leveled. As you enter the front door, you're welcomed by a beautiful staircase, original woodwork, built-ins, and newer vinyl windows bringing in great natural light. The main floor features a spacious living room with French doors leading to an office/sitting room. Formal dining flows nicely into the kitchen with a half bath nearby. The primary suite is tucked in back with great storage, jetted tub, walk-in shower, and main floor laundry. Upstairs offers 3 bedrooms and an updated full bath. Outside you there is vinyl privacy fenced backyard, an oversized 2-car shop with alley access has Furnace and A/C, water, and half bath, plus sheds and kennel.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (29.3% below list).
• Recommended offer: $131k (29.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#98 in NE, #3,931 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Oakland Craig Public Schools (rural): math 55% / reading 55% proficiency, ranked #39 of 111 in NE (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oakland Craig Elementary (math 47% / reading 52%, grade D, #233 of 502 statewide, top 52%, 223 students, 15% FRL); Oakland Craig Junior-Senior High (math 62% / reading 57%, grade C+, #49 of 261 statewide, top 26%, 193 students, 4% FRL) — zoned schools average 9% FRL vs 27% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 15 units permitted in Burt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (7.6% local appreciation)).
• Burt County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,834 (29.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 11.8

CMA / ARV

• ARV (median comp): $193,781
• List price: $185,000
• Delta: -4.53%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 N Thomas Ave	0.19mi	5/2.0 (+1)	2,346 (+4%)	3mo	$185,900	$79	73
308 N Brewster Ave	0.39mi	4/3.0	2,148 (-4%)	12mo	$184,900	$86	65
301 N Thomas Ave	0.38mi	4/1.5	2,312 (+3%)	19mo	$220,000	$95	55
301 E 5th	0.27mi	3/1.5 (-1)	2,280 (+1%)	23mo	$245,000	$107	55
902 E 1st Ave	0.69mi	3/1.5 (-1)	2,113 (-6%)	8mo	$240,000	$114	40
314 W 3rd St	0.50mi	3/1.5 (-1)	2,164 (-4%)	23mo	$167,500	$77	40

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

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.19×
• Total profit: $61,625
• Equity at exit: $135,612

10-year hold

• IRR: 15.8%
• Equity multiple: 4.59×
• Total profit: $186,034
• Equity at exit: $264,611

Cash invested: $51,800 (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 68045

• Home prices YoY: 2.8%
• Active inventory: 8
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$142 /mo · $1,703/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-156

Break-even live

Break-even rent $1,505

Max offer price $157,518

Occupancy floor —

Sensitivity live

Price	-10% $-51	-5% $-103	+0% $-156	+5% $-208	+10% $-260
Rent	-10% $-259	-5% $-207	+0% $-156	+5% $-104	+10% $-52
Rate	-1.0pp $-62	-0.5pp $-109	base $-156	+0.5pp $-204	+1.0pp $-252

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $185,000 Active 67 DOM
2. 2026-06-21
   days on market $185,000 Active 66 DOM
3. 2026-06-18
   days on market $185,000 Active 64 DOM
4. 2026-06-17
   days on market $185,000 Active 63 DOM
5. 2026-06-16
   days on market $185,000 Active 62 DOM
6. 2026-06-15
   days on market $185,000 Active 61 DOM
7. 2026-06-13
   days on market $185,000 Active 59 DOM
8. 2026-06-12
   days on market $185,000 Active 58 DOM
9. 2026-06-09
   days on market $185,000 Active 55 DOM
10. 2026-06-08
    days on market $185,000 Active 54 DOM
11. 2026-06-07
    days on market $185,000 Active 53 DOM
12. 2026-06-07
    days on market $185,000 Active 52 DOM
13. 2026-06-04
    days on market $185,000 Active 49 DOM
14. 2026-06-02
    days on market $185,000 Active 48 DOM
15. 2026-06-01
    days on market $185,000 Active 47 DOM
16. 2026-05-31
    days on market $185,000 Active 46 DOM
17. 2026-04-15
    listed $185,000 New 896-char remark

    Show marketing remark (896 chars)

    This 2-story home offers 4 bedrooms, 3 baths, full of character and versatility, and is ready for some TLC and your personal touch! Pre-inspected for added transparency. Situated on a double lot? home to the north planned to be removed and leveled. As you enter the front door, you're welcomed by a beautiful staircase, original woodwork, built-ins, and newer vinyl windows bringing in great natural light. The main floor features a spacious living room with French doors leading to an office/sitting room. Formal dining flows nicely into the kitchen with a half bath nearby. The primary suite is tucked in back with great storage, jetted tub, walk-in shower, and main floor laundry. Upstairs offers 3 bedrooms and an updated full bath. Outside you there is vinyl privacy fenced backyard, an oversized 2-car shop with alley access has Furnace and A/C, water, and half bath, plus sheds and kennel.

ⓘ 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: $1,703 · $142/mo
• Projected year-2 tax: $3,200 · $267/mo
• Expected delta: +$1,497/yr (+$125/mo · 87.9%)

ⓘ 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 ≥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: $15,700
• − Mortgage interest: −$10,363
• − Property taxes: −$1,703
• − Insurance: −$925
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$5,382
• Taxable loss: −$5,185
• Est. tax savings @ 24.0%: +$1,244
• After-tax cash flow: $-623/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: Oakland Craig Public Schools
• NCES district ID: 3174640
• Math proficiency: 55% ▼ -6.00%
• Reading proficiency: 55% ▼ -2.00%
• Median HH income: $50,268
• Composite: 46.97/100
• National rank: #2354
• State rank: #39 of 111 in NE

Livability — Oakland

• Score: 75/100
• State rank: #98
• US rank: #3931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland, NE
• Population (ZIP): 2,191

Population outlook (Burt County) Hauer SSP2

• Today (2025): 6,136 people
• By 2030: 5,896 · -3.9%
• By 2040: 5,446 · -11.2%
• By 2050: 5,044 · -17.8%
• By 2075: 4,535 · -26.1%
• By 2100: 3,973 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4%
• Common ancestry: Slovak 2% Portuguese 2% Lithuanian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Burt

• 2024 margin: Solid R (+45.1) · D 26.9% · R 72.0% · Other 1.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -14.6pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+40.6 2016: R+40.6 2012: R+22.0 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.61%
• Current HPI: 284.0072
• 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

1 event — show timeline

• 2026-04-15 Listed $185,000 GPRMLS

Property tax history

-0.2%/yr

Latest (2025): $1,703 · -14.6% YoY. Source: county tax records.