1048 G St

Pawnee City, NE 68420

$117,500C-

2 bd · 1.0 ba · 1,176 sqft · Built 1900 · SingleFamily · Pending · 114 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,001/mo
• Mortgage (P&I): −$616
• Tax + insurance: −$89
• HOA: −$0
• Vac / Maint / Mgmt: −$210
• Net cashflow: $86/mo
• Annual: $1,035/yr
• Cap rate: 7.17%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• 1% rule: 0.85%
• Cash to close: $32,900

Investor read

• This is a 2-bed/1.0-bath single-family listed at $118k.
• At list price, monthly cash flow is $86 ($1k/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 $100k (14.8% below list).
• It's been on market 114 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $100k (14.8% below list) — sets the bar for 1% rule.
• In year one you build about $2k of equity ($812 loan paydown + $715 appreciation (0.6% local appreciation)).
• Location reads 71/100 on livability (#198 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Pawnee City Public Schools (rural): math 45% / reading 35% proficiency, ranked #217 of 245 in NE (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pawnee City Elementary Sch (math 42% / reading 37%, grade F, #346 of 502 statewide, top 74%, 151 students, 58% FRL); Pawnee City Secondary School (math 37% / reading 37%, grade F, #201 of 261 statewide, top 78%, 117 students, 54% FRL) — zoned schools average 56% FRL vs 37% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 15 active listings in the ZIP; 2 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).
• At projected returns (0.6% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Questions for listing agent

• It's been on market 114 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
• Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.