101 Main St · Swanton, NE 68445

$78,000

2 bd · 4.5 ba · 3,044 sqft · Condo · 59 Days on market

Built 1894 Poor condition

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Fantastic opportunity to own & operate a Bar & Grill & bring the small town of Swanton alive again, for less than the typical price of a single family home! A lot of the work has already been done, but skys the limit to make this your dream business with upstairs apartment to live in or rent out, a reality! The commercial equipment and fixtures alone are worth the asking price! Equipment & Fixtures include Hand-crafted, smooth-sanded, solid maple bar highlights the rustic décor of the building & will be an inviting central gathering place, boasting 26 plus feet in length. Bar stools also included. Vintage mirrored, solid wood, back bar engraved with the words Swanton Nebraska. Behind the bar: 3 hole sink, 90 second dishwasher, ice machine, 2 beer coolers, mug chiller. Tables, chairs & booths, 6 burner propane range with grill top & 2 ovens, deep fryer, Auto-sham warmer to hold prime rib at med-rare, 2 door freezer, large frig, walk-in cooler, 2 prep tables, conveyor dishwasher.

Key facts

• 2 beer coolers
• 90 second dishwasher
• 3 hole sink

Tags

• HAND-CRAFTED SOLID MAPLE BAR
• VINTAGE MIRRORED BACK BAR
• 3 HOLE SINK
• 90 SECOND DISHWASHER
• ICE MACHINE
• 2 BEER COOLERS

What this means for you Summary

Snapshot

• This is a 2-bed/4.5-bath condo listed at $78k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#306 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment C-, health & safety C-.
• Tri County Public Schools (rural): math 56% / reading 58% proficiency, ranked #28 of 111 in NE (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 36 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($539 loan paydown + $2k appreciation (3.0% local appreciation)).
• Saline County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.28%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.7%
• Equity multiple: 2.40×
• Total profit: $30,598
• Equity at exit: $35,072

10-year hold

• IRR: 25.5%
• Equity multiple: 4.63×
• Total profit: $79,270
• Equity at exit: $54,050

Cash invested: $21,840 (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 68445

• Active inventory: 2
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $333

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 65%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-19
   days on market $78,000 Active 59 DOM
2. 2026-06-18
   days on market $78,000 Active 58 DOM
3. 2026-06-17
   days on market $78,000 Active 57 DOM
4. 2026-06-16
   days on market $78,000 Active 56 DOM
5. 2026-06-15
   days on market $78,000 Active 55 DOM
6. 2026-06-14
   days on market $78,000 Active 53 DOM
7. 2026-06-12
   days on market $78,000 Active 52 DOM
8. 2026-06-09
   days on market $78,000 Active 49 DOM
9. 2026-06-08
   days on market $78,000 Active 48 DOM
10. 2026-06-07
    days on market $78,000 Active 47 DOM
11. 2026-06-04
    days on market $78,000 Active 43 DOM
12. 2026-06-02
    days on market $78,000 Active 42 DOM
13. 2026-06-01
    days on market $78,000 Active 41 DOM
14. 2026-05-31
    days on market $78,000 Active 40 DOM
15. 2026-05-31
    days on market $78,000 Active 39 DOM
16. 2026-04-20
    listed $78,000 New 1028-char remark

    Show marketing remark (1028 chars)

    Fantastic opportunity to own & operate a Bar & Grill & bring the small town of Swanton alive again, for less than the typical price of a single family home! A lot of the work has already been done, but skys the limit to make this your dream business with upstairs apartment to live in or rent out, a reality! The commercial equipment and fixtures alone are worth the asking price! Equipment & Fixtures include Hand-crafted, smooth-sanded, solid maple bar highlights the rustic décor of the building & will be an inviting central gathering place, boasting 26 plus feet in length. Bar stools also included. Vintage mirrored, solid wood, back bar engraved with the words Swanton Nebraska. Behind the bar: 3 hole sink, 90 second dishwasher, ice machine, 2 beer coolers, mug chiller. Tables, chairs & booths, 6 burner propane range with grill top & 2 ovens, deep fryer, Auto-sham warmer to hold prime rib at med-rare, 2 door freezer, large frig, walk-in cooler, 2 prep tables, conveyor dishwasher.

ⓘ 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

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,240
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,269
• Taxable income: $2,924
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $3,290/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to its roof, exterior, interior, and systems. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible interior in the satellite image.
• Major interior walls/paint — No visible interior in the satellite image.
• Major systems — No visible interior in the satellite image.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality.
• Both exterior painting and landscaping — A fresh coat of paint and landscaping would enhance curb appeal and attract potential buyers/tenants.
• Both interior painting and updates — Updating the interior with fresh paint and modern decor would make the space more inviting and appealing.
• Both system upgrades — Upgrading the HVAC and other systems would improve comfort and energy efficiency, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
flooring · No visible interior in the satellite image.	Major	$15,000–50,000
interior walls/paint · No visible interior in the satellite image.	Major	$15,000–50,000
systems · No visible interior in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality. ↑
• Both exterior painting and landscaping — A fresh coat of paint and landscaping would enhance curb appeal and attract potential buyers/tenants. ↑
• Both interior painting and updates — Updating the interior with fresh paint and modern decor would make the space more inviting and appealing. ↑
• Both system upgrades — Upgrading the HVAC and other systems would improve comfort and energy efficiency, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Tri County Public Schools
• NCES district ID: 3105970
• Math proficiency: 56% ▲ 6.00%
• Reading proficiency: 58% ▲ 8.00%
• Median HH income: $51,517
• Composite: 48.73/100
• National rank: #2098
• State rank: #28 of 111 in NE

Livability — Swanton

• Score: 66/100
• State rank: #306
• US rank: #11544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swanton, NE
• Population (ZIP): 172

Population outlook (Saline County) Hauer SSP2

• Today (2025): 15,242 people
• By 2030: 15,610 · +2.4%
• By 2040: 16,553 · +8.6%
• By 2050: 17,915 · +17.5%
• By 2075: 22,924 · +50.4%
• By 2100: 28,426 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Iranian 6% Serbian 3% Slovak 3%
• Languages at home: 93% English-only · Spanish 6% Russian/Polish/Slavic 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+33.2) · D 32.8% · R 66.0% · Other 1.2%
• 2008→2024 swing: -37.8pp toward R · 2008: 4.6pp · 2024: -33.2pp
• All cycles: 2024: R+33.2 2020: R+28.5 2016: R+25.4 2012: R+5.9 2008: D+4.6

Not yet ingested

• 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

1 event — show timeline

• 2026-04-20 Listed $78,000 GPRMLS