2403 N St · Auburn, NE 68305

$71,000

3 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 6 Days on market

Built 1900 10,500 sqft lot Est $139k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 story home with 2 bedroom home sitting on large corner . Great opportunity for investors wanting to add to your investment portfolio. Home features 2 bedrooms, 1 bath, main floor laundry, eat in kitchen and living room. Sitting on corner lot with double detached garage for additional storage. Sold "as is"

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Detached garage; Two covered/garage parking spaces (total 2)
• Security:
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Not new (existing home); One-story living area primarily on main floor; Lot approximately 0.24 acre (75 x 140)
• Construction: Built in 1900; Stone foundation
• Exterior features: Front porch

Interior

• Kitchen:
• Bedrooms: Master bedroom on the main floor; Additional bedrooms on the main floor
• Flooring:
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Natural gas forced air heating; Window air conditioning units
• Interior features: Basement present (partially finished area listed); No fireplaces
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $71k).

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: 15 active listings in the ZIP; 13 units permitted in Nemaha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $491 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $43k; list at $71k implies a 65% 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 $71,000

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: 1.33% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.71%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $138,516
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2319 N St	0.03mi	3/1.0	1,239 (+6%)	19mo	$161,000	$130	72
2514 Q St	0.27mi	3/1.0	1,124 (-3%)	23mo	$75,000	$67	62
1621 Courthouse Ave	0.54mi	3/1.0	1,232 (+6%)	12mo	$100,000	$81	55
2414 Lynch Ave	0.58mi	3/3.0	1,224 (+5%)	5mo	$267,500	$219	52
1219 14th St	0.71mi	2/1.5 (-1)	1,220 (+5%)	23mo	$145,000	$119	32

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $7,168
• Equity at exit: $10,586

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $30,260
• Equity at exit: $6,139

Cash invested: $19,880 (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 68305

• Home prices YoY: -12.9%
• Active inventory: 15
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$372
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $293

Break-even live

Break-even rent $572

Max offer price $71,000

Occupancy floor 64%

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-13
   status $71,000 Pending 6 DOM
2. 2026-06-12
   statusdays on market $71,000 Active 6 DOM
3. 2026-06-09
   days on market $71,000 New 3 DOM
4. 2026-06-08
   days on market $71,000 New 2 DOM
5. 2026-06-07
   remarks 588-char remark
6. 2026-06-07
   listed $71,000 New 1 DOM

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $1,228 · $102/mo
• Expected delta: +$629/yr (+$52/mo · 105.0%)

ⓘ 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: $11,319
• − Mortgage interest: −$3,977
• − Property taxes: −$599
• − Insurance: −$355
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$2,065
• Taxable income: $2,511
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $2,917/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 (ZIP): 4,338

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 3% Slovak 2% Romanian 2%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Nemaha

• 2024 margin: Solid R (+44.7) · D 26.8% · R 71.5% · Other 1.8%
• 2008→2024 swing: -19.0pp toward R · 2008: -25.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+43.9 2016: R+42.9 2012: R+28.5 2008: R+25.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.72%
• Current HPI: 166.7858
• 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

+846.7% since first listed

4 events — show timeline

• 2026-06-06 Listed $71,000 GPRMLS
• 2024-12-02 Sold (MLS) $43,000 GPRMLS
• 2024-10-05 Listed $60,000 GPRMLS
• 1989-02-25 Sold (Public Records) $7,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $599 · +21.9% YoY. Source: county tax records.