105 Brentwood Ave · Hickman, NE 68372

$189,900

3 bd · 1.0 ba · 1,691 sqft · SingleFamily public records · 21 Days on market

Built 1974 10,853 sqft lot Est $277k · 32% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This ranch style home was built in 1974 and has 3 BR's and 2 bathrooms and is located in the Norris School District! The main floor has a living room with a large picture window allowing lots of natural light, a kitchen/dining room combo with stove, dishwasher, microwave and refrigerator, a deck off of the dining area, 3 bedrooms and an updated bathroom with ceramic tile. The lower level includes a large family room, a 3/4 bathroom, laundry room, storage room as well as a 4th bedroom which is nonconforming. Other features include a 1 car attached garage with opener, a fenced in backyard, new windows and siding/insulation in 2007, new central AC in 2013, washer and dryer included, off street parking, large fenced in backyard, new deck and much more!! AMA

Key facts

• Generous yard
• Attached garage
• Backyard deck

Tags

• BACKYARD DECK
• FINISHED LOWER LEVEL
• MAIN FLOOR BATHROOM REMODEL
• NEWER HVAC SYSTEM
• ATTACHED GARAGE
• GENEROUS YARD

Property features AI

Exterior

• Parking: Attached covered garage (1 space)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-family residence; Residential property; Not new / not a model; Below-grade finished area present (700); Above-grade finished area present (991)
• Construction: Vinyl siding; Composition roof; Block foundation; Built in 1974
• Exterior features: Deck; Chain-link fence; Up to 1/4 acre lot; Lot dimensions approximately 70 x 155

Interior

• Kitchen: Range, Refrigerator, Dishwasher, Microwave
• Bedrooms: Main-floor master bedroom (11' x 11'); Other bedrooms located on the main floor
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 bathrooms total — 1 full and 1 three-quarter (main-level and below-grade bathrooms present)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Daylight basement; No fireplaces; Range, Refrigerator, Dishwasher, Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.8% in Hickman — 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 (#113 in NE, #4,503 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Norris School District 160 (rural): math 53% / reading 61% proficiency, ranked #20 of 111 in NE (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Norris Elementary School (554 students, 12% FRL); Norris Middle School (math 41% / reading 62%, grade C, #48 of 128 statewide, top 38%, 595 students, 12% FRL); Norris High School (math 62% / reading 57%, grade C+, #49 of 261 statewide, top 26%, 757 students, 12% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: 105 active listings in the ZIP; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lancaster County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $135k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $187,051 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — 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 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?
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: 1.17% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $277,324
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Concord Ave	0.09mi	3/2.0	1,666 (-2%)	4mo	$273,000	$164	86
106 Brentwood Ave	0.03mi	3/1.0	1,641 (-3%)	14mo	$250,000	$152	82
109 Concord Ave	0.06mi	3/2.0	1,594 (-6%)	2mo	$270,000	$169	81
109 Wagon Train Ave	0.12mi	3/1.0	1,544 (-9%)	1mo	$270,000	$175	79
102 Walnut St	0.16mi	4/2.0 (+1)	1,620 (-4%)	3mo	$248,500	$153	74
801 Prairie Ct	0.36mi	3/1.0	1,600 (-5%)	3mo	$239,900	$150	72
126 Wagon Train Ave	0.19mi	3/2.0	1,634 (-3%)	13mo	$260,000	$159	71
221 Lindale Cir	0.12mi	3/2.0	1,552 (-8%)	11mo	$290,000	$187	68
125 Wagon Train Ave	0.16mi	3/2.0	1,494 (-12%)	7mo	$222,000	$149	63
215 Walnut St	0.24mi	3/1.0	1,440 (-15%)	14mo	$180,000	$125	53
820 Autumn Pkwy	0.71mi	3/2.5	1,604 (-5%)	6mo	$307,000	$191	47
501 Conestoga Ave	0.37mi	4/2.0 (+1)	1,528 (-10%)	13mo	$271,500	$178	47

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,895
• Equity at exit: $28,315

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $33,467
• Equity at exit: $16,419

Cash invested: $53,172 (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 68372

• Home prices YoY: -23.3%
• Active inventory: 105
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,214 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$237 /mo · $2,841/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $437

Break-even live

Break-even rent $1,660

Max offer price $189,900

Occupancy floor 75%

Sensitivity live

Price	-10% $545	-5% $491	+0% $437	+5% $383	+10% $330
Rent	-10% $262	-5% $350	+0% $437	+5% $525	+10% $612
Rate	-1.0pp $533	-0.5pp $485	base $437	+0.5pp $388	+1.0pp $338

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $189,900 Active 21 DOM
2. 2026-06-17
   days on market $189,900 Active 20 DOM
3. 2026-06-16
   days on market $189,900 Active 19 DOM
4. 2026-06-15
   days on market $189,900 Active 18 DOM
5. 2026-06-14
   days on market $189,900 Active 16 DOM
6. 2026-06-10
   days on market $189,900 Active 13 DOM
7. 2026-06-09
   days on market $189,900 Active 12 DOM
8. 2026-06-08
   days on market $189,900 Active 11 DOM
9. 2026-06-07
   days on market $189,900 Active 10 DOM
10. 2026-06-05
    days on market $189,900 Active 7 DOM
11. 2026-06-03
    statusdays on market $189,900 Active 6 DOM
12. 2026-06-02
    days on market $189,900 New 5 DOM
13. 2026-06-01
    days on market $189,900 New 4 DOM
14. 2026-05-31
    days on market $189,900 New 3 DOM
15. 2026-05-30
    days on market $189,900 New 2 DOM
16. 2026-04-22
    listed $189,900 New
17. 2018-06-20
    soldstatus $135,000
18. 2014-05-15
    soldstatus $115,000
19. 2014-05-14
    soldstatus $115,000 763-char remark

    Show marketing remark (763 chars)

    This ranch style home was built in 1974 and has 3 BR's and 2 bathrooms and is located in the Norris School District! The main floor has a living room with a large picture window allowing lots of natural light, a kitchen/dining room combo with stove, dishwasher, microwave and refrigerator, a deck off of the dining area, 3 bedrooms and an updated bathroom with ceramic tile. The lower level includes a large family room, a 3/4 bathroom, laundry room, storage room as well as a 4th bedroom which is nonconforming. Other features include a 1 car attached garage with opener, a fenced in backyard, new windows and siding/insulation in 2007, new central AC in 2013, washer and dryer included, off street parking, large fenced in backyard, new deck and much more!! AMA

20. 2014-02-18
    historical 763-char remark

    Show marketing remark (763 chars)

    This ranch style home was built in 1974 and has 3 BR's and 2 bathrooms and is located in the Norris School District! The main floor has a living room with a large picture window allowing lots of natural light, a kitchen/dining room combo with stove, dishwasher, microwave and refrigerator, a deck off of the dining area, 3 bedrooms and an updated bathroom with ceramic tile. The lower level includes a large family room, a 3/4 bathroom, laundry room, storage room as well as a 4th bedroom which is nonconforming. Other features include a 1 car attached garage with opener, a fenced in backyard, new windows and siding/insulation in 2007, new central AC in 2013, washer and dryer included, off street parking, large fenced in backyard, new deck and much more!! AMA

21. 2014-02-03
    listed $115,000 763-char remark

    Show marketing remark (763 chars)

    This ranch style home was built in 1974 and has 3 BR's and 2 bathrooms and is located in the Norris School District! The main floor has a living room with a large picture window allowing lots of natural light, a kitchen/dining room combo with stove, dishwasher, microwave and refrigerator, a deck off of the dining area, 3 bedrooms and an updated bathroom with ceramic tile. The lower level includes a large family room, a 3/4 bathroom, laundry room, storage room as well as a 4th bedroom which is nonconforming. Other features include a 1 car attached garage with opener, a fenced in backyard, new windows and siding/insulation in 2007, new central AC in 2013, washer and dryer included, off street parking, large fenced in backyard, new deck and much more!! AMA

22. 2013-08-27
    historical
23. 2013-06-26
    listed $115,000

ⓘ 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: $2,841 · $237/mo
• Projected year-2 tax: $3,285 · $274/mo
• Expected delta: +$444/yr (+$37/mo · 15.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $26,566
• − Mortgage interest: −$10,637
• − Property taxes: −$2,841
• − Insurance: −$950
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$5,524
• Taxable income: $2,363
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $4,679/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: Norris School District 160
• NCES district ID: 3100088
• Math proficiency: 53% ▼ -4.00%
• Reading proficiency: 61% ▼ -9.00%
• Median HH income: $78,328
• Composite: 51.27/100
• National rank: #1750
• State rank: #20 of 111 in NE

Livability — Hickman

• Score: 74/100
• State rank: #113
• US rank: #4503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hickman, NE
• Population (ZIP): 4,187

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 352,806 people
• By 2030: 377,899 · +7.1%
• By 2040: 428,582 · +21.5%
• By 2050: 483,103 · +36.9%
• By 2075: 632,390 · +79.2%
• By 2100: 759,513 · +115.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Portuguese 2% Romanian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 0%

Political lean MEDSL · Lancaster

• 2024 margin: Toss-up / Even · D 51.4% · R 47.1% · Other 1.5%
• 2008→2024 swing: -0.7pp no change · 2008: 5.0pp · 2024: 4.3pp
• All cycles: 2024: D+4.3 2020: D+7.8 2016: D+0.1 2012: R+1.0 2008: D+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.43%
• Current HPI: 251.8711
• 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

+65.1% since first listed

8 events — show timeline

• 2026-04-22 Listed $189,900 GPRMLS
• 2018-06-20 Sold (Public Records) $135,000 Public Records
• 2014-05-15 Sold (Public Records) $115,000 Public Records
• 2014-05-14 Sold (MLS) $115,000 GPRMLS
• 2014-02-18 Listing Removed — GPRMLS
• 2014-02-03 Listed $115,000 GPRMLS
• 2013-08-27 Listing Removed — GPRMLS
• 2013-06-26 Listed $115,000 GPRMLS

Property tax history

+2.1%/yr

Latest (2025): $2,841 · +1.0% YoY. Source: county tax records.