728 E 6th St · Lexington, NE 68850

$100,000

2 bd · 1.0 ba · 560 sqft · SingleFamily public records · 9 Days on market

Built 1908 6,970 sqft lot

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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 +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming corner-lot home with great potential!This property is perfect for a starter home or investment opportunity. Situated on a spacious lot with plenty of yard space, it offers room to enjoy, expand, or personalize. Conveniently located and full of possibilities—don’t miss your chance to make this home yours!

Key facts

• Corner-lot
• Spacious lot
• Yard space

Tags

• CORNER-LOT
• SPACIOUS LOT
• YARD SPACE
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Listing broker: Go Home Realty; Listing agent: Sandra Cohetero, phone [phone]
• Financial info: Annual tax amount reported

Exterior

• Home design: Single-family residence
• Construction: Property type: Residential
• Exterior features: Residential zoning

Interior

• Bathrooms: 1 main level bathroom
• Interior features: One main-level bathroom

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 $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 12.5% vs local median 3.8% in Lexington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#112 in NE, #4,483 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Lexington Public Schools (town): math 31% / reading 31% proficiency, ranked #106 of 111 in NE (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lexington Middle School (math 35% / reading 34%, grade F, #104 of 128 statewide, top 82%, 685 students, 73% FRL); Lexington High School (math 29% / reading 32%, grade F, #232 of 261 statewide, top 89%, 913 students, 71% FRL).
• Market conditions: 58 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 61 units permitted in Dawson County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dawson County population projected to shrink 8% 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $23k; list at $100k implies a 335% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1908 — 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 F-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: 1.43% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.23%
• DSCR: 1.99
• GRM: 5.8

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: 15.0%
• Equity multiple: 1.60×
• Total profit: $16,807
• Equity at exit: $14,910

10-year hold

• IRR: 23.7%
• Equity multiple: 3.04×
• Total profit: $57,062
• Equity at exit: $8,646

Cash invested: $28,000 (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 68850

• Home prices YoY: -29.8%
• Active inventory: 58
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$524
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $519

Break-even live

Break-even rent $770

Max offer price $100,000

Occupancy floor 59%

Sensitivity live

Price	-10% $575	-5% $547	+0% $519	+5% $490	+10% $462
Rent	-10% $406	-5% $462	+0% $519	+5% $575	+10% $631
Rate	-1.0pp $569	-0.5pp $544	base $519	+0.5pp $493	+1.0pp $466

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	818	$1,545	$1.89	45d	5	1.18mi
801 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	784	$1,699	$2.17	45d	8	1.18mi
605 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	820	$1,350	$1.65	45d	3	1.20mi
703 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	784	$1,545	$1.97	45d	7	1.24mi
707 W Cedar St Lexington, NE	1.0–2.0	1.0–2.0	795	$1,699	$2.14	45d	61	1.27mi
300 Cutler Dr Lexington, NE	1.0–3.0	1.0–2.0	1015	$1,375	$1.35	45d	29	1.27mi
801 W Cedar St Unit 12 Lexington, NE	1.0	1.0	647	$1,225	$1.89	45d	1	1.30mi

Listing history 21 events

1. 2026-06-21
   days on market $100,000 Active 9 DOM
2. 2026-06-19
   days on market $100,000 Active 7 DOM
3. 2026-06-18
   days on market $100,000 Active 6 DOM
4. 2026-06-17
   statusdays on market $100,000 Active 5 DOM
5. 2026-06-16
   days on market $100,000 New 4 DOM
6. 2026-06-15
   days on market $100,000 New 3 DOM
7. 2026-06-13
   remarks 314-char remark
8. 2026-06-13
   statusdays on marketlisting id $100,000 New 1 DOM
9. 2026-06-12
   days on market $100,000 Active 15 DOM
10. 2026-06-09
    days on market $100,000 Active 12 DOM
11. 2026-06-08
    days on market $100,000 Active 11 DOM
12. 2026-06-07
    days on market $100,000 Active 10 DOM
13. 2026-06-05
    days on market $100,000 Active 8 DOM
14. 2026-06-04
    days on market $100,000 Active 6 DOM
15. 2026-06-02
    days on market $100,000 Active 5 DOM
16. 2026-06-01
    days on market $100,000 Active 4 DOM
17. 2026-05-31
    days on market $100,000 Active 3 DOM
18. 2026-05-31
    days on market $100,000 Active 2 DOM
19. 2026-05-28
    listed $100,000 Active
20. 2011-07-14
    soldstatus $23,000
21. 2005-01-14
    soldstatus $12,000

ⓘ 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: $509 · $42/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$1,221/yr (+$102/mo · 239.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 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: $17,123
• − Mortgage interest: −$5,602
• − Property taxes: −$509
• − Insurance: −$500
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$2,909
• Taxable income: $4,864
• Est. tax owed @ 24.0%: −$1,167
• After-tax cash flow: $5,058/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: Lexington Public Schools
• NCES district ID: 3172810
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $44,799
• Composite: 26.54/100
• National rank: #7195
• State rank: #106 of 111 in NE

Livability — Lexington

• Score: 74/100
• State rank: #112
• US rank: #4483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lexington, NE
• County: Dawson County · 12,428 people
• City population: 12,428
• Metro: Lexington, NE
• Population (ZIP): 12,428
• Household income: $69,238
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 199.0

Population outlook (Dawson County) Hauer SSP2

• Today (2025): 23,318 people
• By 2030: 22,912 · -1.7%
• By 2040: 22,097 · -5.2%
• By 2050: 21,358 · -8.4%
• By 2075: 19,801 · -15.1%
• By 2100: 17,647 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 23% Two or more races 18% Black 11%
• Hispanic origin (detail): Mexican 29% Cuban 2%
• Common ancestry: Iranian 1%
• Foreign-born: 39% · Canada
• Languages at home: 35% English-only · Spanish 56% Arabic 1%

Political lean MEDSL · Dawson

• 2024 margin: Solid R (+49.6) · D 24.7% · R 74.3%
• 2008→2024 swing: -11.3pp toward R · 2008: -38.3pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.8 2016: R+45.0 2012: R+41.8 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.28%
• Current HPI: 231.9947
• Rent YoY: —
• Metro: Lexington, NE
• 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

+733.3% since first listed

3 events — show timeline

• 2026-05-28 Listed $100,000 GMNMLS
• 2011-07-14 Sold (Public Records) $23,000 Public Records
• 2005-01-14 Sold (Public Records) $12,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $509 · +0.1% YoY. Source: county tax records.