1922 W 4th St · Hastings, NE 68901

$128,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 79 Days on market

Built 1925 $164/sqft · at area comps Est $128k · at est.

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Why this score? — see what drove the C- 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy house is ready to become your family's Home! Featuring two main floor bedrooms and one main floor bathroom! Newly poured driveway and a huge backyard for all your outdoor entertaining needs! This house is located within walking distance of Rotary field baseball park, Walking distance to Chautauqua park, and the Hastings aqua court water park! Come and take a look!

Key facts

• Huge backyard
• Built 1925
• Listed 79 days

Tags

• NEWLY POURED DRIVEWAY
• HUGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/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 $128k (0.2% below list).
• Recommended offer: $120k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.4% 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: 191 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 $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $128k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $120,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (median comp): $127,879
• List price: $128,000
• Delta: 0.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 N Briggs Ave	0.66mi	2/1.0	790 (+1%)	2mo	$152,000	$192	66
2407 W 7th St	0.40mi	3/1.0 (+1)	864 (+11%)	5mo	$140,000	$162	54
1907 W 3rd St	0.10mi	2/2.0	672 (-14%)	18mo	$135,000	$201	53
2603 Bateman St	0.51mi	3/1.0 (+1)	864 (+11%)	2mo	$142,500	$165	52
2616 W 6th St	0.52mi	2/1.0	672 (-14%)	9mo	$105,000	$156	45
2502 Bateman St	0.48mi	3/1.0 (+1)	896 (+15%)	5mo	$85,000	$95	44
2315 W 6th St	0.34mi	2/1.0	672 (-14%)	23mo	$105,000	$156	42
2318 Boyce St	0.49mi	2/1.0	864 (+11%)	23mo	$140,000	$162	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-9,261
• Equity at exit: $19,085

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $6,676
• Equity at exit: $11,067

Cash invested: $35,840 (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: 191
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$104 /mo · $1,245/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $180

Break-even live

Break-even rent $1,049

Max offer price $128,000

Occupancy floor 81%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $128,000 Active 79 DOM
2. 2026-06-17
   days on market $128,000 Active 78 DOM
3. 2026-06-16
   days on market $128,000 Active 77 DOM
4. 2026-06-15
   days on market $128,000 Active 76 DOM
5. 2026-06-13
   days on market $128,000 Active 74 DOM
6. 2026-06-12
   days on market $128,000 Active 73 DOM
7. 2026-06-09
   days on market $128,000 Active 70 DOM
8. 2026-06-08
   days on market $128,000 Active 69 DOM
9. 2026-06-07
   days on market $128,000 Active 68 DOM
10. 2026-06-07
    days on market $128,000 Active 67 DOM
11. 2026-06-04
    days on market $128,000 Active 64 DOM
12. 2026-06-02
    days on market $128,000 Active 63 DOM
13. 2026-06-01
    days on market $128,000 Active 62 DOM
14. 2026-05-31
    days on market $128,000 Active 61 DOM
15. 2026-03-30
    listed $128,000 Active 380-char remark

    Show marketing remark (380 chars)

    This cozy house is ready to become your family's Home! Featuring two main floor bedrooms and one main floor bathroom! Newly poured driveway and a huge backyard for all your outdoor entertaining needs! This house is located within walking distance of Rotary field baseball park, Walking distance to Chautauqua park, and the Hastings aqua court water park! Come and take a look!

16. 2025-08-28
    soldstatus $85,000

ⓘ 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: $1,245 · $104/mo
• Projected year-2 tax: $2,214 · $185/mo
• Expected delta: +$969/yr (+$81/mo · 77.9%)

ⓘ 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: $15,324
• − Mortgage interest: −$7,170
• − Property taxes: −$1,245
• − Insurance: −$640
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,724
• Taxable income: $93
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $2,143/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

+50.6% since first listed

2 events — show timeline

• 2026-03-30 Listed $128,000 GMNMLS
• 2025-08-28 Sold (Public Records) $85,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,245 · +6.2% YoY. Source: county tax records.