1009 N Williams Ave · Hastings, NE 68901

$157,500

2 bd · 1.0 ba · 848 sqft · SingleFamily public records · 15 Days on market

Built 1952 5,340 sqft lot Est $139k · 13% over

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Why this score? — see what drove the F 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 +11.7/30.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Schools +3.4/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy easy living in this brick home in a pleasant neighborhood, ideal for first-time buyers or those looking to downsize. It features 2 bedrooms, 1 bathroom, and an attached garage. The patio is perfect for relaxing in the evening or grilling, and the basement offers a spacious family room plus additional storage.

Key facts

• Attached garage
• Brick home
• Patio

Tags

• BRICK HOME
• ATTACHED GARAGE
• SPACIOUS FAMILY ROOM
• ADDITIONAL STORAGE
• PATIO

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property; Zoned R2
• Construction: Brick construction
• Exterior features: Patio; Yard shed(s)

Interior

• Kitchen: Gas range
• Bathrooms: One main level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas water heater; Gas range
• Laundry & utility: Laundry in basement; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $-46 ($-554/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (18.0% below list).
• Recommended offer: $129k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.3% in Hastings — 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 79/100 on livability (#41 in NE, #2,188 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities D-, commute F.
• Hastings Public Schools (town): math 38% / reading 42% proficiency, ranked #96 of 111 in NE (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hastings Middle School (math 39% / reading 42%, grade F, #82 of 128 statewide, top 65%, 780 students, 52% FRL); Hastings Senior High School (math 36% / reading 45%, grade F, #181 of 261 statewide, top 69%, 1,067 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 194 active listings in the ZIP; 217 units permitted in Adams County in 2024 (132 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $96k; list at $158k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,163 (18.0% 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. Built in 1952 — 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. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $139,072
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 N Briggs Ave	0.23mi	2/1.0	790 (-7%)	2mo	$152,000	$192	77
912 Williams Ave	0.06mi	2/2.0	832 (-2%)	23mo	$194,500	$234	71
738 N Bellevue Ave	0.27mi	2/1.0	900 (+6%)	13mo	$90,000	$100	66
1237 N Colorado Ave	0.65mi	2/1.0	820 (-3%)	3mo	$134,500	$164	62
1619 Boyce St	0.46mi	3/1.0 (+1)	936 (+10%)	8mo	$150,000	$160	49

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-28,456
• Equity at exit: $23,484

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-28,541
• Equity at exit: $13,618

Cash invested: $44,100 (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 68901

• Active inventory: 194
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$826
• Tax from tax record: −$175 /mo · $2,100/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-46

Break-even live

Break-even rent $1,350

Max offer price $149,344

Occupancy floor 99%

Sensitivity live

Price	-10% $43	-5% $-2	+0% $-46	+5% $-91	+10% $-135
Rent	-10% $-148	-5% $-97	+0% $-46	+5% $5	+10% $56
Rate	-1.0pp $33	-0.5pp $-6	base $-46	+0.5pp $-87	+1.0pp $-129

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-12
   statusdays on market $157,500 Pending 15 DOM
2. 2026-06-09
   days on market $157,500 Active 12 DOM
3. 2026-06-08
   days on market $157,500 Active 11 DOM
4. 2026-06-07
   days on market $157,500 Active 10 DOM
5. 2026-06-07
   days on market $157,500 Active 9 DOM
6. 2026-06-04
   days on market $157,500 Active 6 DOM
7. 2026-06-02
   days on market $157,500 Active 5 DOM
8. 2026-06-01
   days on market $157,500 Active 4 DOM
9. 2026-05-31
   days on market $157,500 Active 3 DOM
10. 2026-05-29
    listed $157,500 Active
11. 2017-11-13
    soldstatus $96,000

ⓘ 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: $2,100 · $175/mo
• Projected year-2 tax: $2,725 · $227/mo
• Expected delta: +$625/yr (+$52/mo · 29.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $15,500
• − Mortgage interest: −$8,822
• − Property taxes: −$2,100
• − Insurance: −$788
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$4,582
• Taxable loss: −$3,272
• Est. tax savings @ 24.0%: +$785
• After-tax cash flow: $231/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: Hastings Public Schools
• NCES district ID: 3171580
• Math proficiency: 38% ▼ -8.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $42,942
• Composite: 33.81/100
• National rank: #5363
• State rank: #96 of 111 in NE

Livability — Hastings

• Score: 79/100
• State rank: #41
• US rank: #2188

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hastings, NE
• City population: 26,208
• Population (ZIP): 26,208

Population outlook (Adams County) Hauer SSP2

• Today (2025): 31,965 people
• By 2030: 32,079 · +0.4%
• By 2040: 31,999 · +0.1%
• By 2050: 31,586 · -1.2%
• By 2075: 30,856 · -3.5%
• By 2100: 29,948 · -6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 8% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 9% Cuban 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 9% Vietnamese 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+41.6) · D 28.5% · R 70.2% · Other 1.3%
• 2008→2024 swing: -14.6pp toward R · 2008: -27.0pp · 2024: -41.6pp
• All cycles: 2024: R+41.6 2020: R+40.1 2016: R+45.0 2012: R+34.1 2008: R+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -255.77%
• Current HPI: 232.0444
• 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

+64.1% since first listed

2 events — show timeline

• 2026-05-29 Listed $157,500 GMNMLS
• 2017-11-13 Sold (Public Records) $96,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,100 · +4.5% YoY. Source: county tax records.