1103-1105 E 6th St · Hastings, NE 68901

$175,000

4 bd · 1.0 ba · 1,408 sqft · MultiFamily · 13 Days on market

Built 1978 Fair condition $124/sqft · 9% above area Est $161k · 9% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• ARV discount +3.6/15.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Open House, Thursday, May 7th, 2026, 5 - 6 PM This duplex features 2 bedrooms on each side with an attached garage for each unit. 1103 East 6th has an unfinished basement. 1105 East 6th has a 3rd non-conforming bedroom in the basement. Underground sprinklers. Tenant occupied. Tenant pays own utilities. Tenants are on a Month to Monthlease. Property is being sold online only! This property is not bank owned, lender owned, or the result of foreclosure proceedings. It is a privatelyowned property, being offered for sale at public auction at the seller's direction. Auction closing is May 19th, 2026 at 7:00 PM soft close. Listprice is suggested opening bid only. Final price will be determined

Key facts

• Garage
• Built 1978
• Listed 13 days

Property features AI

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Single-story
• Construction: Frame construction
• Exterior features: R-2 zoning

Interior

• Kitchen: Refrigerator; Cooktop
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/0.5-bath units multifamily listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $995 ($12k/yr) — positive. Per door: $497/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 13.1% 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.
• Market conditions: 193 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $175,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.59% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.36%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $161,000
• List price: $175,000
• Delta: 8.70%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.72×
• Total profit: $35,038
• Equity at exit: $26,093

10-year hold

• IRR: 26.2%
• Equity multiple: 3.29×
• Total profit: $112,260
• Equity at exit: $15,131

Cash invested: $49,000 (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 68901

• Active inventory: 193
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,790 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $995

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,116	-5% $1,055	+0% $995	+5% $934	+10% $874
Rent	-10% $774	-5% $885	+0% $995	+5% $1,105	+10% $1,215
Rate	-1.0pp $1,083	-0.5pp $1,039	base $995	+0.5pp $949	+1.0pp $903

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	0.5	$2,790
Total (2 units)			$2,790

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-11
   status Active 1122-char remark
2. 2026-05-03
   historical 1122-char remark
3. 2026-04-10
   listed $175,000 Active 1122-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥102°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: $33,480
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,678
• − Management: −$2,678
• − Depreciation: −$5,091
• Taxable income: $9,730
• Est. tax owed @ 24.0%: −$2,335
• After-tax cash flow: $9,601/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant updates to its kitchen, bathrooms, and flooring to improve its condition and appeal to potential buyers. The home is currently in fair condition but has the potential to be a good investment with the right updates.

Repairs flagged

• Major Kitchen cabinets — The cabinets are outdated and in poor condition, requiring replacement or significant renovation.
• Major Kitchen countertops — The countertops are outdated and in poor condition, requiring replacement or significant renovation.
• Major Bathroom fixtures — The bathroom fixtures are outdated and in poor condition, requiring replacement or significant renovation.
• Major Flooring — The flooring is outdated and in poor condition, requiring replacement or significant renovation.

Value-add opportunities

• Resale Replace kitchen cabinets and countertops — Updating the kitchen with new cabinets and countertops will significantly improve the home's appearance and functionality, making it more appealing to potential buyers.
• Resale Replace bathroom fixtures — Updating the bathroom fixtures will improve the home's appearance and functionality, making it more appealing to potential buyers.
• Resale Replace flooring — Replacing the outdated flooring will improve the home's appearance and functionality, making it more appealing to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are outdated and in poor condition, requiring replacement or significant renovation.	Major	$15,000–50,000
Kitchen countertops · The countertops are outdated and in poor condition, requiring replacement or significant renovation.	Major	$15,000–50,000
Bathroom fixtures · The bathroom fixtures are outdated and in poor condition, requiring replacement or significant renovation.	Major	$15,000–50,000
Flooring · The flooring is outdated and in poor condition, requiring replacement or significant renovation.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Replace kitchen cabinets and countertops — Updating the kitchen with new cabinets and countertops will significantly improve the home's appearance and functionality, making it more appealing to potential buyers. ↑
• Resale Replace bathroom fixtures — Updating the bathroom fixtures will improve the home's appearance and functionality, making it more appealing to potential buyers. ↑
• Resale Replace flooring — Replacing the outdated flooring will improve the home's appearance and functionality, making it more appealing to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

4 events — show timeline

• 2026-05-21 Pending — GMNMLS
• 2026-05-11 Relisted — GMNMLS
• 2026-05-03 Delisted — GMNMLS
• 2026-04-10 Listed $175,000 GMNMLS