56187 Sholes Ter · Sholes, NE 68771

$135,000

3 bd · 2.0 ba · 1,755 sqft · Manufactured public records · 122 Days on market

Built 2019 Good condition 0.67 ac lot ↓ 13% since listing

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +5.1/10.0
• Appreciation +5.0/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Perfectly situated between Norfolk, Yankton, and Sioux City, this is the home you’ve been searching for. Built in 2019, this property spans . 67 acres and features three bedrooms and two bathrooms, including a primary suite equipped with a soaker tub and a walk-in closet. Abundant natural light floods the space through the generously sized windows. The stunning kitchen showcases an oversized island, serving as the centerpiece of the home. There's also a lovely office area adjacent to the dining space. Step outside onto the spacious deck, where you can enjoy views of the tranquil backyard!

Key facts

• Walk-in closet
• Tranquil backyard
• Primary suite

Tags

• PRIMARY SUITE
• SOAKER TUB
• WALK-IN CLOSET
• OVERSIZED ISLAND
• SPACIOUS DECK
• TRANQUIL BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $125k (7.2% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 45/100 on livability (#554 in NE) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools D+, health & safety D, amenities F.
• Randolph Public Schools (rural): math 60% / reading 55% proficiency, ranked #84 of 245 in NE (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 9 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Wayne County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.93% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 9.0

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: 13.2%
• Equity multiple: 1.76×
• Total profit: $28,561
• Equity at exit: $60,702

10-year hold

• IRR: 15.1%
• Equity multiple: 3.23×
• Total profit: $84,279
• Equity at exit: $93,549

Cash invested: $37,800 (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 68771

• Active inventory: 4
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $194

Break-even live

Break-even rent $1,007

Max offer price $135,000

Occupancy floor 80%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-16
   status Pending 601-char remark

   Show marketing remark (601 chars)

   Perfectly situated between Norfolk, Yankton, and Sioux City, this is the home you’ve been searching for. Built in 2019, this property spans . 67 acres and features three bedrooms and two bathrooms, including a primary suite equipped with a soaker tub and a walk-in closet. Abundant natural light floods the space through the generously sized windows. The stunning kitchen showcases an oversized island, serving as the centerpiece of the home. There's also a lovely office area adjacent to the dining space. Step outside onto the spacious deck, where you can enjoy views of the tranquil backyard!

2. 2026-04-10
   price $135,000 601-char remark

   Show marketing remark (601 chars)

   Perfectly situated between Norfolk, Yankton, and Sioux City, this is the home you’ve been searching for. Built in 2019, this property spans . 67 acres and features three bedrooms and two bathrooms, including a primary suite equipped with a soaker tub and a walk-in closet. Abundant natural light floods the space through the generously sized windows. The stunning kitchen showcases an oversized island, serving as the centerpiece of the home. There's also a lovely office area adjacent to the dining space. Step outside onto the spacious deck, where you can enjoy views of the tranquil backyard!

3. 2026-03-23
   price $145,000 601-char remark

   Show marketing remark (601 chars)

   Perfectly situated between Norfolk, Yankton, and Sioux City, this is the home you’ve been searching for. Built in 2019, this property spans . 67 acres and features three bedrooms and two bathrooms, including a primary suite equipped with a soaker tub and a walk-in closet. Abundant natural light floods the space through the generously sized windows. The stunning kitchen showcases an oversized island, serving as the centerpiece of the home. There's also a lovely office area adjacent to the dining space. Step outside onto the spacious deck, where you can enjoy views of the tranquil backyard!

4. 2026-03-03
   price $149,000 601-char remark

   Show marketing remark (601 chars)

   Perfectly situated between Norfolk, Yankton, and Sioux City, this is the home you’ve been searching for. Built in 2019, this property spans . 67 acres and features three bedrooms and two bathrooms, including a primary suite equipped with a soaker tub and a walk-in closet. Abundant natural light floods the space through the generously sized windows. The stunning kitchen showcases an oversized island, serving as the centerpiece of the home. There's also a lovely office area adjacent to the dining space. Step outside onto the spacious deck, where you can enjoy views of the tranquil backyard!

5. 2026-01-14
   listed $155,000 Active 601-char remark

   Show marketing remark (601 chars)

   Perfectly situated between Norfolk, Yankton, and Sioux City, this is the home you’ve been searching for. Built in 2019, this property spans . 67 acres and features three bedrooms and two bathrooms, including a primary suite equipped with a soaker tub and a walk-in closet. Abundant natural light floods the space through the generously sized windows. The stunning kitchen showcases an oversized island, serving as the centerpiece of the home. There's also a lovely office area adjacent to the dining space. Step outside onto the spacious deck, where you can enjoy views of the tranquil backyard!

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $2,336 · $195/mo
• Expected delta: +$1,961/yr (+$163/mo · 523.9%)

ⓘ 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 2/10 Low 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,031
• − Mortgage interest: −$7,562
• − Property taxes: −$374
• − Insurance: −$675
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$3,927
• Taxable income: $87
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $2,309/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 · 6 photos

Good 80/100 Cosmetic rehab

This 2019 manufactured home is in good condition with a spacious deck and modern kitchen. It offers a good investment opportunity with potential for minor cosmetic upgrades to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping the yard — A well-maintained yard can improve curb appeal and attract potential buyers/tenants.
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers.
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants.
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs, attracting more buyers/tenants.
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting more buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the yard — A well-maintained yard can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs, attracting more buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting more buyers/tenants. ↑

ⓘ 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: Randolph Public Schools
• NCES district ID: 3175930
• Math proficiency: 60% ▬ 0.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $49,678
• Composite: 50.69/100
• National rank: #3931
• State rank: #84 of 245 in NE

Livability — Sholes

• Score: 45/100
• State rank: #554
• US rank: #26673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sholes, NE
• Population (ZIP): 1,380

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 10,079 people
• By 2030: 10,321 · +2.4%
• By 2040: 10,668 · +5.8%
• By 2050: 11,256 · +11.7%
• By 2075: 13,854 · +37.5%
• By 2100: 16,949 · +68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 1% English 1% Iranian 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+49.2) · D 24.7% · R 73.9% · Other 1.4%
• 2008→2024 swing: -16.3pp toward R · 2008: -32.9pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+48.2 2016: R+49.4 2012: R+38.8 2008: R+32.9

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

-12.9% since first listed

5 events — show timeline

• 2026-05-16 Pending — NNEMLS
• 2026-04-10 Price Changed $135,000 NNEMLS
• 2026-03-23 Price Changed $145,000 NNEMLS
• 2026-03-03 Price Changed $149,000 NNEMLS
• 2026-01-14 Listed $155,000 NNEMLS

Property tax history

-3.5%/yr

Latest (2025): $374 · +36.2% YoY. Source: county tax records.