109 Main St · Hordville, NE 68846

$230,000

4 bd · 4.0 ba · 792 sqft · Other public records · 10 Days on market

Built 1978 0.80 ac lot ↓ 13% since listing

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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).

• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• Cash flow +5.1/30.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Opportunity awaits in Hordville! This unique property features four duplex-style buildings, each with 1 bed/1bath units offering efficient living spaces. One unit is handicap accessible with a zero-entry shower, and another has been opened into a larger single unit for added flexibility. Several units are in various stages of remodeling, giving the new owner a chance to add value - materials on hand are included in the sale. Each unit offers central air and cove heating. The property also includes a 757 sq ft auxiliary building with shared laundry, kitchen, and meeting space, adding even more potential for tenants or additional income. A versatile investment opportunity with room to grow!

Key facts

• Zero entry shower
• Auxiliary building
• Cove heating

Tags

• HANDICAP ACCESSIBLE UNIT
• ZERO ENTRY SHOWER
• CENTRAL AIR
• COVE HEATING
• AUXILIARY BUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $230k.

Deal economics

• At list price, monthly cash flow is $-532 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (40.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (53.4% below list).
• Recommended offer: $107k (53.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#325 in NE) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• High Plains Community Schools (rural): math 40% / reading 50% proficiency, ranked #180 of 245 in NE (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: High Plains Community Elementary School (math 27% / reading 47%, grade F, #373 of 502 statewide, top 77%, 121 students, 31% FRL); High Plains Community Jr/Sr High School (math 44% / reading 44%, grade F, #146 of 261 statewide, top 67%, 102 students, 35% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; 47 units permitted in Hamilton County in 2024 (8 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (9.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 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.
• Current owner paid $200k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $107,208 (53.4% 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 1978 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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 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: 0.47% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.92%
• DSCR: 0.56
• GRM: 17.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 2.35×
• Total profit: $86,834
• Equity at exit: $202,517

10-year hold

• IRR: 15.9%
• Equity multiple: 5.36×
• Total profit: $281,030
• Equity at exit: $431,843

Cash invested: $64,400 (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 68846

• Home prices YoY: 3.0%
• Active inventory: 2
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-532

Break-even live

Break-even rent $1,746

Max offer price $135,938

Occupancy floor —

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-30
   soldstatus $200,000 Sold 703-char remark

   Show marketing remark (703 chars)

   Opportunity awaits in Hordville! This unique property features four duplex-style buildings, each with 1 bed/1bath units offering efficient living spaces. One unit is handicap accessible with a zero-entry shower, and another has been opened into a larger single unit for added flexibility. Several units are in various stages of remodeling, giving the new owner a chance to add value - materials on hand are included in the sale. Each unit offers central air and cove heating. The property also includes a 757 sq ft auxiliary building with shared laundry, kitchen, and meeting space, adding even more potential for tenants or additional income. A versatile investment opportunity with room to grow!

2. 2026-04-06
   status Pending

   Show marketing remark (703 chars)

   Opportunity awaits in Hordville! This unique property features four duplex-style buildings, each with 1 bed/1bath units offering efficient living spaces. One unit is handicap accessible with a zero-entry shower, and another has been opened into a larger single unit for added flexibility. Several units are in various stages of remodeling, giving the new owner a chance to add value - materials on hand are included in the sale. Each unit offers central air and cove heating. The property also includes a 757 sq ft auxiliary building with shared laundry, kitchen, and meeting space, adding even more potential for tenants or additional income. A versatile investment opportunity with room to grow!

3. 2026-04-06
   status Pending 703-char remark

   Show marketing remark (703 chars)

   Opportunity awaits in Hordville! This unique property features four duplex-style buildings, each with 1 bed/1bath units offering efficient living spaces. One unit is handicap accessible with a zero-entry shower, and another has been opened into a larger single unit for added flexibility. Several units are in various stages of remodeling, giving the new owner a chance to add value - materials on hand are included in the sale. Each unit offers central air and cove heating. The property also includes a 757 sq ft auxiliary building with shared laundry, kitchen, and meeting space, adding even more potential for tenants or additional income. A versatile investment opportunity with room to grow!

4. 2026-03-25
   listed $230,000 New 703-char remark

   Show marketing remark (703 chars)

   Opportunity awaits in Hordville! This unique property features four duplex-style buildings, each with 1 bed/1bath units offering efficient living spaces. One unit is handicap accessible with a zero-entry shower, and another has been opened into a larger single unit for added flexibility. Several units are in various stages of remodeling, giving the new owner a chance to add value - materials on hand are included in the sale. Each unit offers central air and cove heating. The property also includes a 757 sq ft auxiliary building with shared laundry, kitchen, and meeting space, adding even more potential for tenants or additional income. A versatile investment opportunity with room to grow!

5. 2026-03-25
   listed $230,000 Active

   Show marketing remark (703 chars)

   Opportunity awaits in Hordville! This unique property features four duplex-style buildings, each with 1 bed/1bath units offering efficient living spaces. One unit is handicap accessible with a zero-entry shower, and another has been opened into a larger single unit for added flexibility. Several units are in various stages of remodeling, giving the new owner a chance to add value - materials on hand are included in the sale. Each unit offers central air and cove heating. The property also includes a 757 sq ft auxiliary building with shared laundry, kitchen, and meeting space, adding even more potential for tenants or additional income. A versatile investment opportunity with room to grow!

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $3,979 · $332/mo
• Expected delta: +$3,050/yr (+$254/mo · 328.3%)

ⓘ 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 ≥104°F today · 16 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: $12,865
• − Mortgage interest: −$12,884
• − Property taxes: −$929
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$6,691
• Taxable loss: −$10,847
• Est. tax savings @ 24.0%: +$2,603
• After-tax cash flow: $-3,786/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: High Plains Community Schools
• NCES district ID: 3100123
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $49,274
• Composite: 40.77/100
• National rank: #7573
• State rank: #180 of 245 in NE

Livability — Hordville

• Score: 66/100
• State rank: #325
• US rank: #12000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hordville, NE
• Population (ZIP): 315

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 9,378 people
• By 2030: 9,448 · +0.7%
• By 2040: 9,536 · +1.7%
• By 2050: 9,575 · +2.1%
• By 2075: 10,358 · +10.4%
• By 2100: 10,504 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 30% Two or more races 20%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Lithuanian 3% Portuguese 1% Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+60.4) · D 19.2% · R 79.6% · Other 1.1%
• 2008→2024 swing: -17.5pp toward R · 2008: -42.9pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+57.3 2016: R+59.0 2012: R+50.7 2008: R+42.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.72%
• Current HPI: 329.9
• 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

-13.0% since first listed

5 events — show timeline

• 2026-04-30 Sold (MLS) $200,000 GPRMLS
• 2026-04-06 Pending — GIBOR
• 2026-04-06 Pending — GPRMLS
• 2026-03-25 Listed $230,000 GIBOR
• 2026-03-25 Listed $230,000 GPRMLS

Property tax history

-8.6%/yr

Latest (2025): $929 · +11.8% YoY. Source: county tax records.