805 N Hancock St · Fremont, NE 68025

$125,000

4 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 46 Days on market

Built 1925 8,520 sqft lot $103/sqft · 35% below area Est $192k · 35% under ↓ 11% since listing

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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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits! This 3-bed, 1-bath two-story home offers great potential and could by your next rental or flip project. Situated on a corner lot with a fenced in yard and alley access, it includes a covered deck, main floor laundry, and a good-sized kitchen. The 2-car garage features insulated doors, and the home has durable permanent siding. Property being Sold As-Is. Call today!

Key facts

• 8,520 sq ft lot
• 2 garage spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.3% in Fremont — 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 76/100 on livability (#92 in NE, #3,751 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D+, commute F.
• Fremont Public Schools (town): math 34% / reading 36% proficiency, ranked #103 of 111 in NE (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.1%/yr); 244 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 82 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.28% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.47%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (median comp): $192,012
• List price: $125,000
• Delta: -34.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 N Hancock St	0.00mi	3/1.0 (-1)	1,212 (0%)	1mo	$115,000	$95	94
315 N Grant St	0.33mi	4/2.0	1,182 (-2%)	1mo	$225,000	$190	76
1208 - 1210 E 9th St	0.08mi	4/1.0	1,356 (+12%)	3mo	$175,000	$129	74
1115 N Logan St	0.37mi	4/2.0	1,255 (+4%)	3mo	$198,000	$158	71
535 N Pebble St	0.28mi	3/2.0 (-1)	1,248 (+3%)	3mo	$162,319	$130	70
1024 E 8th St	0.17mi	3/1.0 (-1)	1,054 (-13%)	5mo	$219,000	$208	61
141 N Lincoln St	0.45mi	3/1.0 (-1)	1,332 (+10%)	3mo	$197,500	$148	55
1512 E 2nd St	0.39mi	3/2.5 (-1)	1,120 (-8%)	6mo	$240,000	$214	53
406 E 14th St	0.73mi	3/1.0 (-1)	1,114 (-8%)	2mo	$168,000	$151	45
200 S Thomas St	0.60mi	3/1.0 (-1)	1,064 (-12%)	2mo	$162,000	$152	45
850 N D St	0.70mi	3/2.0 (-1)	1,334 (+10%)	3mo	$196,000	$147	40
419 E Tenth St	0.62mi	3/2.0 (-1)	1,350 (+11%)	4mo	$215,000	$159	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,780
• Equity at exit: $18,638

10-year hold

• IRR: 9.5%
• Equity multiple: 1.63×
• Total profit: $22,145
• Equity at exit: $10,808

Cash invested: $35,000 (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 68025

• Home prices YoY: -34.1%
• Rents YoY: -2.1%
• Active inventory: 244
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $451

Break-even live

Break-even rent $1,028

Max offer price $125,000

Occupancy floor 67%

Sensitivity live

Price	-10% $522	-5% $486	+0% $451	+5% $416	+10% $380
Rent	-10% $325	-5% $388	+0% $451	+5% $514	+10% $577
Rate	-1.0pp $514	-0.5pp $483	base $451	+0.5pp $419	+1.0pp $386

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 S Howard St Fremont, NE	1.0–3.0	1.0–2.0	1038	$1,610	$1.55	3d	11	1.15mi

Listing history 3 events

1. 2026-05-12
   status Pending 387-char remark

   Show marketing remark (387 chars)

   Opportunity awaits! This 3-bed, 1-bath two-story home offers great potential and could by your next rental or flip project. Situated on a corner lot with a fenced in yard and alley access, it includes a covered deck, main floor laundry, and a good-sized kitchen. The 2-car garage features insulated doors, and the home has durable permanent siding. Property being Sold As-Is. Call today!

2. 2026-04-21
   price $125,000 387-char remark

   Show marketing remark (387 chars)

   Opportunity awaits! This 3-bed, 1-bath two-story home offers great potential and could by your next rental or flip project. Situated on a corner lot with a fenced in yard and alley access, it includes a covered deck, main floor laundry, and a good-sized kitchen. The 2-car garage features insulated doors, and the home has durable permanent siding. Property being Sold As-Is. Call today!

3. 2026-03-25
   listed $140,000 New 387-char remark

   Show marketing remark (387 chars)

   Opportunity awaits! This 3-bed, 1-bath two-story home offers great potential and could by your next rental or flip project. Situated on a corner lot with a fenced in yard and alley access, it includes a covered deck, main floor laundry, and a good-sized kitchen. The 2-car garage features insulated doors, and the home has durable permanent siding. Property being Sold As-Is. Call today!

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$909/yr (+$76/mo · 72.5%)

ⓘ 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 ≥103°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: $19,187
• − Mortgage interest: −$7,002
• − Property taxes: −$1,254
• − Insurance: −$625
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$3,636
• Taxable income: $3,600
• Est. tax owed @ 24.0%: −$864
• After-tax cash flow: $4,549/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: Fremont Public Schools
• NCES district ID: 3170710
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $47,111
• Composite: 30.07/100
• National rank: #6347
• State rank: #103 of 111 in NE

Livability — Fremont

• Score: 76/100
• State rank: #92
• US rank: #3751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, NE
• County: Dodge County · 31,658 people
• City population: 31,658
• Metro: Fremont, NE
• Population (ZIP): 31,658
• Household income: $72,254
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 893.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 2% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 14%

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: ▼ -164.59%
• Current HPI: 318.3329
• Rent YoY: ▼ -2.14%
• Metro: Fremont, 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

-10.7% since first listed

3 events — show timeline

• 2026-05-12 Pending — GPRMLS
• 2026-04-21 Price Changed $125,000 GPRMLS
• 2026-03-25 Listed $140,000 GPRMLS