246 Mcginns Lk · North Bend, NE 68649

$179,000

3 bd · 2.0 ba · 1,534 sqft · Manufactured public records · 117 Days on market

Built 2013

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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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Contract Pending On market for back up offers. Built in 2013, this well-designed lake home sits atop a large insulated garage and foundation, offering both functionality and peace of mind. The main floor is elevated above the flood plain and has never experienced water intrusion. Inside, you'll find a spacious primary suite and an open-concept kitchen, dining, and living area; ideal for entertaining or relaxing after a day on the water. Many updates have been completed, including a new furnace, a new roof, a water filtration system, and much more. The leased lot the home sits on includes a large, private beach, providing exceptional outdoor enjoyment with a rare acreage-like feel. Get ready to make the most of summer at the lake with this inviting and thoughtfully constructed retreat. Huge 1500 sq ft 6-car garage that is heated and insulated.

Key facts

• New furnace
• Open-concept kitchen
• Lake home

Tags

• LAKE HOME
• LARGE INSULATED GARAGE
• ELEVATED ABOVE FLOOD PLAIN
• SPACIOUS PRIMARY SUITE
• OPEN-CONCEPT KITCHEN
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $-441 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (43.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (31.0% below list).
• Recommended offer: $101k (43.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#18 in NE, #1,561 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• North Bend Central Public Schools (rural): math 65% / reading 64% proficiency, ranked #8 of 111 in NE (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 24 active listings in the ZIP; 82 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,024 (43.6% 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 117 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.69% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $69,504
• Equity at exit: $161,257

10-year hold

• IRR: 16.1%
• Equity multiple: 5.53×
• Total profit: $227,043
• Equity at exit: $347,758

Cash invested: $50,120 (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 68649

• Home prices YoY: 7.8%
• Active inventory: 24
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$75
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-441

Break-even live

Break-even rent $1,793

Max offer price $101,024

Occupancy floor —

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $179,000 Active 117 DOM
2. 2026-06-18
   days on market $179,000 Active 116 DOM
3. 2026-06-17
   days on market $179,000 Active 115 DOM
4. 2026-06-16
   days on market $179,000 Active 114 DOM
5. 2026-06-15
   days on market $179,000 Active 113 DOM
6. 2026-06-14
   days on market $179,000 Active 111 DOM
7. 2026-06-12
   days on market $179,000 Active 110 DOM
8. 2026-06-09
   days on market $179,000 Active 107 DOM
9. 2026-06-08
   days on market $179,000 Active 106 DOM
10. 2026-06-07
    days on market $179,000 Active 105 DOM
11. 2026-06-05
    days on market $179,000 Active 102 DOM
12. 2026-06-03
    days on market $179,000 Active 101 DOM
13. 2026-06-02
    days on market $179,000 Active 100 DOM
14. 2026-06-01
    days on market $179,000 Active 99 DOM
15. 2026-05-31
    days on market $179,000 Active 98 DOM
16. 2026-05-30
    days on market $179,000 Active 97 DOM
17. 2026-03-12
    price $179,000 854-char remark

    Show marketing remark (854 chars)

    Contract Pending On market for back up offers. Built in 2013, this well-designed lake home sits atop a large insulated garage and foundation, offering both functionality and peace of mind. The main floor is elevated above the flood plain and has never experienced water intrusion. Inside, you'll find a spacious primary suite and an open-concept kitchen, dining, and living area; ideal for entertaining or relaxing after a day on the water. Many updates have been completed, including a new furnace, a new roof, a water filtration system, and much more. The leased lot the home sits on includes a large, private beach, providing exceptional outdoor enjoyment with a rare acreage-like feel. Get ready to make the most of summer at the lake with this inviting and thoughtfully constructed retreat. Huge 1500 sq ft 6-car garage that is heated and insulated.

18. 2026-02-17
    listed $180,000 New 854-char remark

    Show marketing remark (854 chars)

    Contract Pending On market for back up offers. Built in 2013, this well-designed lake home sits atop a large insulated garage and foundation, offering both functionality and peace of mind. The main floor is elevated above the flood plain and has never experienced water intrusion. Inside, you'll find a spacious primary suite and an open-concept kitchen, dining, and living area; ideal for entertaining or relaxing after a day on the water. Many updates have been completed, including a new furnace, a new roof, a water filtration system, and much more. The leased lot the home sits on includes a large, private beach, providing exceptional outdoor enjoyment with a rare acreage-like feel. Get ready to make the most of summer at the lake with this inviting and thoughtfully constructed retreat. Huge 1500 sq ft 6-car garage that is heated and insulated.

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $3,097 · $258/mo
• Expected delta: +$2,019/yr (+$168/mo · 187.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 22% 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: $14,817
• − Mortgage interest: −$10,027
• − Property taxes: −$1,078
• − Insurance: −$4,660
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$5,207
• Taxable loss: −$8,526
• Est. tax savings @ 24.0%: +$2,046
• After-tax cash flow: $-3,251/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: North Bend Central Public Schools
• NCES district ID: 3100115
• Math proficiency: 65% ▲ 3.00%
• Reading proficiency: 64% ▲ 2.00%
• Median HH income: $56,916
• Composite: 55.48/100
• National rank: #1246
• State rank: #8 of 111 in NE

Livability — North Bend

• Score: 81/100
• State rank: #18
• US rank: #1561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,831

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 37,191 people
• By 2030: 37,238 · +0.1%
• By 2040: 37,256 · +0.2%
• By 2050: 37,494 · +0.8%
• By 2075: 39,165 · +5.3%
• By 2100: 40,221 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.6) · D 33.0% · R 65.7% · Other 1.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -12.0pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+32.1 2016: R+35.3 2012: R+22.7 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.72%
• Current HPI: 298.4561
• 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

-0.6% since first listed

2 events — show timeline

• 2026-03-12 Price Changed $179,000 GPRMLS
• 2026-02-17 Listed $180,000 GPRMLS

Property tax history

-0.7%/yr

Latest (2025): $1,078 · +60.7% YoY. Source: county tax records.