208 Ringland Rd · Hastings, NE 68901

$180,000

2 bd · 1.0 ba · 860 sqft · SingleFamily public records · 13 Days on market

Built 1950 6,534 sqft lot Est $140k · 28% over

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Why this score? — see what drove the D- 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 +15.1/30.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 BR, 1 bath brick home with carport over driveway and large backyard with underground sprinklers. Cute breakfast nook off of kitchen, finished hardwood floors in LR and bedrooms. Partially finished basement with lots of space. Newer furnace and AC, extra chest freezer in basement. New roof and gutters and some updated touches. All kitchen appliances stay. Microwave may need some work. The washer and dryer in basement stay.

Key facts

• Breakfast nook
• Large backyard
• Finished basement

Tags

• BRICK HOME
• LARGE BACKYARD
• UNDERGROUND SPRINKLERS
• BREAKFAST NOOK
• HARDWOOD FLOORS
• FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $60 ($725/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 $157k (12.6% below list).
• Recommended offer: $157k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 193 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

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

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,307 (12.6% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.87% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $140,180
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1237 N Colorado Ave	0.33mi	2/1.0	820 (-5%)	3mo	$134,500	$164	74
217 W 4th St	0.72mi	3/2.0 (+1)	919 (+7%)	3mo	$150,000	$163	44
1103 Waynoka St	0.71mi	2/1.0	743 (-14%)	12mo	$115,000	$155	34

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-25,334
• Equity at exit: $26,839

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-17,164
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$944
• Tax from tax record: −$163 /mo · $1,960/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $60

Break-even live

Break-even rent $1,497

Max offer price $180,000

Occupancy floor 91%

Sensitivity live

Price	-10% $162	-5% $111	+0% $60	+5% $9	+10% $-41
Rent	-10% $-64	-5% $-2	+0% $60	+5% $123	+10% $185
Rate	-1.0pp $151	-0.5pp $106	base $60	+0.5pp $14	+1.0pp $-34

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2404 Hudson Way Apt 106 Hastings, NE	2.0	2.0	1053	$1,750	$1.66	44d	1	1.01mi
2404 Hudson Way Apt 206 Hastings, NE	1.0	1.0	716	$1,395	$1.95	44d	1	1.01mi
2404 Hudson Way Apt 302 Hastings, NE	2.0	2.0	973	$1,625	$1.67	44d	1	1.01mi
2404 Hudson Way Apt 205 Hastings, NE	1.0	1.0	775	$1,475	$1.90	44d	1	1.01mi
2314 Hudson WAY Hastings, NE	1.0–2.0	1.0–2.0	855	$1,850	$2.16	44d	71	1.04mi
2524 Hudson Way Apt 306 Hastings, NE	1.0	1.0	726	$1,425	$1.96	44d	1	1.07mi
2524 Hudson Way Apt 203 Hastings, NE	1.0	1.0	716	$1,395	$1.95	44d	1	1.07mi
2524 Hudson Way Apt 202 Hastings, NE	2.0	1.0	903	$1,525	$1.69	44d	1	1.07mi
2524 Hudson Way Apt 205 Hastings, NE	2.0	2.0	1051	$1,695	$1.61	44d	1	1.07mi
2524 Hudson Way Apt 301 Hastings, NE	2.0	2.0	1053	$1,750	$1.66	44d	1	1.07mi
2524 Hudson Way Apt 307 Hastings, NE	2.0	2.0	973	$1,625	$1.67	44d	1	1.07mi
2524 Hudson Way Apt 304 Hastings, NE	1.0	1.0	775	$1,475	$1.90	44d	1	1.07mi
2512 Hudson Way Apt 205 Hastings, NE	1.0	1.0	775	$1,475	$1.90	44d	1	1.07mi
2512 Hudson Way Unit 208 Hastings, NE	2.0	2.0	1053	$1,750	$1.66	44d	1	1.07mi
2512 Hudson Way Apt 308 Hastings, NE	2.0	2.0	1053	$1,695	$1.61	44d	1	1.07mi
2512 Hudson Way Apt 202 Hastings, NE	2.0	2.0	973	$1,625	$1.67	44d	1	1.07mi
2512 Hudson Way Apt 307 Hastings, NE	2.0	1.0	903	$1,525	$1.69	44d	1	1.07mi
2512 Hudson Way Apt 303 Hastings, NE	1.0	1.0	726	$1,425	$1.96	44d	1	1.07mi
2512 Hudson Way Unit 104 Hastings, NE	1.0	1.0	716	$1,395	$1.95	44d	1	1.07mi

Listing history 9 events

1. 2026-02-11
   status Pending
2. 2024-08-01
   soldstatus $175,000
3. 2024-07-31
   soldstatus $175,000 Closed 436-char remark

   Show marketing remark (436 chars)

   Charming 2 BR, 1 bath brick home with carport over driveway and large backyard with underground sprinklers. Cute breakfast nook off of kitchen, finished hardwood floors in LR and bedrooms. Partially finished basement with lots of space. Newer furnace and AC, extra chest freezer in basement. New roof and gutters and some updated touches. All kitchen appliances stay. Microwave may need some work. The washer and dryer in basement stay.

4. 2024-07-02
   status Pending

   Show marketing remark (436 chars)

   Charming 2 BR, 1 bath brick home with carport over driveway and large backyard with underground sprinklers. Cute breakfast nook off of kitchen, finished hardwood floors in LR and bedrooms. Partially finished basement with lots of space. Newer furnace and AC, extra chest freezer in basement. New roof and gutters and some updated touches. All kitchen appliances stay. Microwave may need some work. The washer and dryer in basement stay.

5. 2024-07-02
   status Pending 436-char remark

   Show marketing remark (436 chars)

   Charming 2 BR, 1 bath brick home with carport over driveway and large backyard with underground sprinklers. Cute breakfast nook off of kitchen, finished hardwood floors in LR and bedrooms. Partially finished basement with lots of space. Newer furnace and AC, extra chest freezer in basement. New roof and gutters and some updated touches. All kitchen appliances stay. Microwave may need some work. The washer and dryer in basement stay.

6. 2024-06-18
   listed $180,000 Active

   Show marketing remark (436 chars)

   Charming 2 BR, 1 bath brick home with carport over driveway and large backyard with underground sprinklers. Cute breakfast nook off of kitchen, finished hardwood floors in LR and bedrooms. Partially finished basement with lots of space. Newer furnace and AC, extra chest freezer in basement. New roof and gutters and some updated touches. All kitchen appliances stay. Microwave may need some work. The washer and dryer in basement stay.

7. 2024-06-18
   listed $180,000 Active 436-char remark

   Show marketing remark (436 chars)

   Charming 2 BR, 1 bath brick home with carport over driveway and large backyard with underground sprinklers. Cute breakfast nook off of kitchen, finished hardwood floors in LR and bedrooms. Partially finished basement with lots of space. Newer furnace and AC, extra chest freezer in basement. New roof and gutters and some updated touches. All kitchen appliances stay. Microwave may need some work. The washer and dryer in basement stay.

8. 2016-07-29
   soldstatus $90,000
9. 2011-01-27
   soldstatus $37,500

ⓘ 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: $1,960 · $163/mo
• Projected year-2 tax: $3,114 · $260/mo
• Expected delta: +$1,154/yr (+$96/mo · 58.8%)

ⓘ 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 ≥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: $18,877
• − Mortgage interest: −$10,083
• − Property taxes: −$1,960
• − Insurance: −$900
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$5,236
• Taxable loss: −$2,323
• Est. tax savings @ 24.0%: +$558
• After-tax cash flow: $1,282/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

+366.7% since first listed

9 events — show timeline

• 2026-02-11 Pending — GIBOR
• 2024-08-01 Sold (Public Records) $175,000 Public Records
• 2024-07-31 Sold (MLS) $175,000 GMNMLS
• 2024-07-02 Pending — GIBOR
• 2024-07-02 Pending — GMNMLS
• 2024-06-18 Listed $180,000 GMNMLS
• 2024-06-18 Listed $180,000 GIBOR
• 2016-07-29 Sold (Public Records) $90,000 Public Records
• 2011-01-27 Sold (Public Records) $37,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,960 · +7.8% YoY. Source: county tax records.