12 Avalon Ln · Hastings, NE 68901

$35,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 371 Days on market

Built 1984 $27/sqft · 6% above area Est $33k · 6% over ↓ 30% since listing

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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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• ARV discount +4.7/15.0
• 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

Welcome to your new home in the quiet and friendly Kingswood Plaza community! This well-maintained 3-bedroom, 2-bathroom mobile home offers comfort, space, and several recent upgrades. The kitchen was beautifully updated in 2021. The master bathroom includes a brand-new walk-in shower. A ramp was added to the back door. Plus, enjoy peace of mind with a new roof and siding installed in 2025. Buyer must submit an application to be approved by Kingswood Plaza.

Key facts

• New siding
• Updated kitchen
• Walk-in shower

Tags

• UPDATED KITCHEN
• WALK-IN SHOWER
• NEW ROOF
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 41.4% 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 $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 371 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 371 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 4.53% ✓
• Cap rate: 41.36%
• Cash-on-cash: 125.23%
• DSCR: 6.57
• GRM: 1.8

CMA / ARV

• ARV (median comp): $32,927
• List price: $35,000
• Delta: 6.30%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Kingston Dr	0.05mi	3/2.0	1,280 (0%)	11mo	$18,000	$14	89
8 Durwood Ln	0.13mi	3/2.0	1,216 (-5%)	2mo	$47,500	$39	84
6 Avalon Ln	0.03mi	3/2.0	1,216 (-5%)	16mo	$22,000	$18	77
29 Sara Dr	0.09mi	3/2.0	1,216 (-5%)	13mo	$50,000	$41	77
52 Kingston Dr	0.17mi	2/2.0 (-1)	1,216 (-5%)	9mo	$45,000	$37	71
8 Sara Dr	0.11mi	4/2.0 (+1)	1,216 (-5%)	20mo	$50,000	$41	64
37 Sara Dr	0.10mi	2/2.0 (-1)	1,088 (-15%)	16mo	$41,000	$38	52

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: —
• Equity multiple: 7.07×
• Total profit: $59,482
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 14.85×
• Total profit: $135,735
• Equity at exit: $3,026

Cash invested: $9,800 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $1,023

Break-even live

Break-even rent $290

Max offer price $35,000

Occupancy floor 30%

Sensitivity live

Price	-10% $1,043	-5% $1,033	+0% $1,023	+5% $1,013	+10% $1,003
Rent	-10% $898	-5% $960	+0% $1,023	+5% $1,085	+10% $1,148
Rate	-1.0pp $1,040	-0.5pp $1,032	base $1,023	+0.5pp $1,014	+1.0pp $1,004

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $35,000 Active 371 DOM
2. 2026-06-18
   days on market $35,000 Active 369 DOM
3. 2026-06-17
   days on market $35,000 Active 368 DOM
4. 2026-06-16
   days on market $35,000 Active 367 DOM
5. 2026-06-15
   days on market $35,000 Active 366 DOM
6. 2026-06-13
   days on market $35,000 Active 364 DOM
7. 2026-06-12
   days on market $35,000 Active 363 DOM
8. 2026-06-09
   days on market $35,000 Active 360 DOM
9. 2026-06-08
   days on market $35,000 Active 359 DOM
10. 2026-06-07
    days on market $35,000 Active 358 DOM
11. 2026-06-07
    days on market $35,000 Active 357 DOM
12. 2026-06-04
    days on market $35,000 Active 354 DOM
13. 2026-06-02
    days on market $35,000 Active 353 DOM
14. 2026-06-01
    days on market $35,000 Active 352 DOM
15. 2026-05-31
    days on market $35,000 Active 351 DOM
16. 2026-04-02
    price $35,000 461-char remark

    Show marketing remark (461 chars)

    Welcome to your new home in the quiet and friendly Kingswood Plaza community! This well-maintained 3-bedroom, 2-bathroom mobile home offers comfort, space, and several recent upgrades. The kitchen was beautifully updated in 2021. The master bathroom includes a brand-new walk-in shower. A ramp was added to the back door. Plus, enjoy peace of mind with a new roof and siding installed in 2025. Buyer must submit an application to be approved by Kingswood Plaza.

17. 2026-03-13
    status Active 461-char remark

    Show marketing remark (461 chars)

    Welcome to your new home in the quiet and friendly Kingswood Plaza community! This well-maintained 3-bedroom, 2-bathroom mobile home offers comfort, space, and several recent upgrades. The kitchen was beautifully updated in 2021. The master bathroom includes a brand-new walk-in shower. A ramp was added to the back door. Plus, enjoy peace of mind with a new roof and siding installed in 2025. Buyer must submit an application to be approved by Kingswood Plaza.

18. 2026-03-09
    status Pending 461-char remark

    Show marketing remark (461 chars)

    Welcome to your new home in the quiet and friendly Kingswood Plaza community! This well-maintained 3-bedroom, 2-bathroom mobile home offers comfort, space, and several recent upgrades. The kitchen was beautifully updated in 2021. The master bathroom includes a brand-new walk-in shower. A ramp was added to the back door. Plus, enjoy peace of mind with a new roof and siding installed in 2025. Buyer must submit an application to be approved by Kingswood Plaza.

19. 2025-10-16
    price $40,000 461-char remark

    Show marketing remark (461 chars)

    Welcome to your new home in the quiet and friendly Kingswood Plaza community! This well-maintained 3-bedroom, 2-bathroom mobile home offers comfort, space, and several recent upgrades. The kitchen was beautifully updated in 2021. The master bathroom includes a brand-new walk-in shower. A ramp was added to the back door. Plus, enjoy peace of mind with a new roof and siding installed in 2025. Buyer must submit an application to be approved by Kingswood Plaza.

20. 2025-08-14
    price $47,000 461-char remark

    Show marketing remark (461 chars)

    Welcome to your new home in the quiet and friendly Kingswood Plaza community! This well-maintained 3-bedroom, 2-bathroom mobile home offers comfort, space, and several recent upgrades. The kitchen was beautifully updated in 2021. The master bathroom includes a brand-new walk-in shower. A ramp was added to the back door. Plus, enjoy peace of mind with a new roof and siding installed in 2025. Buyer must submit an application to be approved by Kingswood Plaza.

21. 2025-06-09
    listed $50,000 Active 461-char remark

    Show marketing remark (461 chars)

    Welcome to your new home in the quiet and friendly Kingswood Plaza community! This well-maintained 3-bedroom, 2-bathroom mobile home offers comfort, space, and several recent upgrades. The kitchen was beautifully updated in 2021. The master bathroom includes a brand-new walk-in shower. A ramp was added to the back door. Plus, enjoy peace of mind with a new roof and siding installed in 2025. Buyer must submit an application to be approved by Kingswood Plaza.

ⓘ 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: $370 · $31/mo
• Projected year-2 tax: $606 · $50/mo
• Expected delta: +$235/yr (+$20/mo · 63.6%)

ⓘ 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: $19,013
• − Mortgage interest: −$1,961
• − Property taxes: −$370
• − Insurance: −$175
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$1,018
• Taxable income: $12,447
• Est. tax owed @ 24.0%: −$2,987
• After-tax cash flow: $9,285/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

-30.0% since first listed

6 events — show timeline

• 2026-04-02 Price Changed $35,000 GMNMLS
• 2026-03-13 Relisted — GMNMLS
• 2026-03-09 Pending — GMNMLS
• 2025-10-16 Price Changed $40,000 GMNMLS
• 2025-08-14 Price Changed $47,000 GMNMLS
• 2025-06-09 Listed $50,000 GMNMLS

Property tax history

+1.4%/yr

Latest (2025): $370 · -6.8% YoY. Source: county tax records.