109 E 2nd St · Hershey, NE 69143

$65,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 32 Days on market

Built 1890 $90/sqft · at area comps Est $63k · at est.

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +5.9/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed, 1 bath. Currently being rented. 24-hour notice for showings. Selling property as-is, where-is.

Key facts

• Garage
• Built 1890
• Listed 32 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($827 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#190 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Hershey Public Schools (rural): math 48% / reading 51% proficiency, ranked #62 of 111 in NE (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 6 active listings in the ZIP; 66 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lincoln County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $18k; list at $65k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1890 — 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: 1.27% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.34%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (median comp): $62,702
• List price: $65,000
• Delta: 3.66%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.0%
• Equity multiple: 1.24×
• Total profit: $4,280
• Equity at exit: $9,692

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $22,786
• Equity at exit: $5,620

Cash invested: $18,200 (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 69143

• Home prices YoY: -5.8%
• Active inventory: 6
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $827 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$53 /mo · $630/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $233

Break-even live

Break-even rent $532

Max offer price $65,000

Occupancy floor 67%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-17
   listed $65,000 Active 101-char remark

   Show marketing remark (101 chars)

   2 bed, 1 bath. Currently being rented. 24-hour notice for showings. Selling property as-is, where-is.

2. 2015-08-05
   soldstatus $17,875 66-char remark

   Show marketing remark (66 chars)

   Fixer Upper "Sold As Is", Detached Garage, Good Location

3. 2015-08-05
   soldstatus $30,000

   Show marketing remark (66 chars)

   Fixer Upper "Sold As Is", Detached Garage, Good Location

4. 2015-06-22
   listed $27,500 66-char remark

   Show marketing remark (66 chars)

   Fixer Upper "Sold As Is", Detached Garage, Good Location

5. 2013-10-18
   soldstatus $65,295

ⓘ 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: $630 · $53/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$494/yr (+$41/mo · 78.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,921
• − Mortgage interest: −$3,641
• − Property taxes: −$630
• − Insurance: −$325
• − Repairs & maintenance: −$794
• − Management: −$794
• − Depreciation: −$1,891
• Taxable income: $1,846
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $2,349/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: Hershey Public Schools
• NCES district ID: 3171820
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 51% ▼ -1.00%
• Median HH income: $62,363
• Composite: 43.55/100
• National rank: #2981
• State rank: #62 of 111 in NE

Livability — Hershey

• Score: 71/100
• State rank: #190
• US rank: #6730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hershey, NE
• Population (ZIP): 1,675

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,750 people
• By 2030: 34,004 · -2.1%
• By 2040: 32,310 · -7.0%
• By 2050: 30,918 · -11.0%
• By 2075: 29,245 · -15.8%
• By 2100: 29,116 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 6% Slovak 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+55.2) · D 21.8% · R 77.0% · Other 1.2%
• 2008→2024 swing: -19.7pp toward R · 2008: -35.5pp · 2024: -55.2pp
• All cycles: 2024: R+55.2 2020: R+54.6 2016: R+58.1 2012: R+40.6 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.71%
• Current HPI: 221.4488
• 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

-0.5% since first listed

5 events — show timeline

• 2026-04-17 Listed $65,000 LCBR
• 2015-08-05 Sold (Public Records) $30,000 Public Records
• 2015-08-05 Sold (MLS) $17,875 LCBR
• 2015-06-22 Listed $27,500 LCBR
• 2013-10-18 Sold (Public Records) $65,295 Public Records

Property tax history

+11.1%/yr

Latest (2025): $630 · +35.5% YoY. Source: county tax records.