4610 Road Q · Schuyler, NE 68036

$99,900

2 bd · 1.0 ba · 750 sqft · SingleFamily · 6 Days on market

Built 1975 1.00 ac lot

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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 +17.5/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Quiet and peaceful cabin on a leased lot in a sandpit lake community near Schuyler, NE! 2 bedroom, 1 bath, with a brand new beachside patio and gazebo overlooking the swimming beach and dock, and including 2 small boats --- all for under $100k! Included with the sale is most furniture (bed, bunk beds, pullout couch, recliner) and all appliances. A large storage building and smaller beachside storage unit is also included. This cabin is turnkey and ready to enjoy! There is abundant parking in front of and on the side of the cabin. A smaller fishing pond is located across from the cabin. Entering the cabin is the family room with wall heater/AC. Next is the dining area and kitchen. Off the k

Key facts

• Large back deck
• Beachside patio
• Fishing pond

Tags

• BEACHSIDE PATIO
• SWIMMING BEACH
• STORAGE BUILDING
• FISHING POND
• LARGE BACK DECK

Property features AI

Exterior

• Home design: House
• Construction: 750 square feet of living area
• Exterior features: Property sits on a 1-acre lot

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $76 ($913/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 $97k (2.9% below list).
• Recommended offer: $97k (2.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#75 in NE, #3,225 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Schuyler Community Schools (town): math 46% / reading 34% proficiency, ranked #95 of 111 in NE (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Schuyler Elementary School (math 56% / reading 38%, grade D-, #266 of 502 statewide, top 56%, 621 students, 74% FRL); Schuyler Middle School (math 44% / reading 34%, grade F, #95 of 128 statewide, top 76%, 401 students, 70% FRL); Schuyler Central High School (math 17% / reading 22%, grade F, #251 of 261 statewide, top 97%, 623 students, 61% FRL).
• Market conditions: 3 active listings in the ZIP; 3 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($691 loan paydown + $7k appreciation (7.5% local appreciation)).
• Butler County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,024 (2.9% below list)

Questions for the listing agent

1. Built in 1975 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.53×
• Total profit: $42,692
• Equity at exit: $72,362

10-year hold

• IRR: 19.8%
• Equity multiple: 5.30×
• Total profit: $120,287
• Equity at exit: $140,391

Cash invested: $27,972 (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 68036

• Home prices YoY: 3.1%
• Active inventory: 3
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $76

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 87%

Sensitivity live

Price	-10% $145	-5% $111	+0% $76	+5% $42	+10% $7
Rent	-10% $-1	-5% $38	+0% $76	+5% $114	+10% $153
Rate	-1.0pp $126	-0.5pp $102	base $76	+0.5pp $50	+1.0pp $24

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-12
   statusdays on market $99,900 Under Contract 6 DOM
2. 2026-06-09
   days on market $99,900 Active 5 DOM
3. 2026-06-08
   days on market $99,900 Active 4 DOM
4. 2026-06-07
   days on market $99,900 Active 3 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $99,900 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 45% 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: $11,643
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$2,906
• Taxable loss: −$720
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $1,086/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: Schuyler Community Schools
• NCES district ID: 3176450
• Math proficiency: 46% ▲ 2.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $49,990
• Composite: 34.55/100
• National rank: #5173
• State rank: #95 of 111 in NE

Livability — Schuyler

• Score: 77/100
• State rank: #75
• US rank: #3225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 480

Population outlook (Butler County) Hauer SSP2

• Today (2025): 7,618 people
• By 2030: 7,353 · -3.5%
• By 2040: 6,802 · -10.7%
• By 2050: 6,253 · -17.9%
• By 2075: 5,416 · -28.9%
• By 2100: 4,653 · -38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 14% Native American 1%
• Common ancestry: Scotch-Irish 3% Slovak 2% Italian 2%
• Foreign-born: 0% · Canada

Political lean MEDSL · Butler

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.4%
• 2008→2024 swing: -24.0pp toward R · 2008: -35.6pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+59.1 2016: R+60.8 2012: R+44.5 2008: R+35.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.48%
• Current HPI: 250.4893
• 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

• 2026-06-04 Listed $99,900 ForSaleByOwner.com

Property tax history

-16.7%/yr

Latest (2022): $29 · -1.7% YoY. Source: county tax records.