2019 W 9th St · Hastings, NE 68901

$189,900

3 bd · 1.0 ba · 1,173 sqft · SingleFamily public records · 54 Days on market

Built 1950 Est $158k · 20% over

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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).

• Cash flow +4.9/30.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom home close to school. Main floor laundry room, full basement, newer furnace and water heater, newer windows.

Key facts

• New kitchen
• New bathroom
• New flooring

Tags

• NEW INTERIOR DOORS
• NEW TRIM
• NEW FLOORING
• NEW KITCHEN
• NEW BATHROOM
• MAIN FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-456 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (42.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (47.3% below list).
• Recommended offer: $100k (47.3% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 4.3% in Hastings — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Hawthorne Elementary School (math 47% / reading 42%, grade F, #289 of 502 statewide, top 63%, 332 students, 49% FRL); 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 51% FRL track the district average.
• Market conditions: 193 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $156k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $100,000 (47.3% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.53% ✗
• Cap rate: 3.41%
• Cash-on-cash: -10.28%
• DSCR: 0.54
• GRM: 15.8

CMA / ARV

• ARV (on-the-fly): $158,355
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 W 7th St	0.21mi	4/2.0 (+1)	1,200 (+2%)	6mo	$243,000	$203	72
1742 W 5th St	0.45mi	2/1.0 (-1)	1,170 (-0%)	9mo	$140,000	$120	66
2402 W 4th St	0.45mi	3/2.0	1,152 (-2%)	9mo	$155,000	$135	65
2015 Home St	0.18mi	3/2.0	1,080 (-8%)	14mo	$240,000	$222	63
1910 W 5th St	0.37mi	2/1.0 (-1)	1,218 (+4%)	24mo	$88,000	$72	52
2319 W 6th St	0.35mi	3/1.0	1,074 (-8%)	22mo	$118,500	$110	52
1608 W 4th St	0.59mi	2/1.0 (-1)	1,152 (-2%)	19mo	$120,000	$104	49
2710 Bateman St	0.44mi	2/2.0 (-1)	1,210 (+3%)	20mo	$185,000	$153	48

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: -34.9%
• Equity multiple: -0.12×
• Total profit: $-59,812
• Equity at exit: $28,315

10-year hold

• IRR: -45.8%
• Equity multiple: -0.68×
• Total profit: $-89,549
• Equity at exit: $16,419

Cash invested: $53,172 (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: 15.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$171 /mo · $2,047/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-456

Break-even live

Break-even rent $1,577

Max offer price $109,426

Occupancy floor —

Sensitivity live

Price	-10% $-348	-5% $-402	+0% $-456	+5% $-509	+10% $-563
Rent	-10% $-535	-5% $-495	+0% $-456	+5% $-416	+10% $-377
Rate	-1.0pp $-360	-0.5pp $-407	base $-456	+0.5pp $-505	+1.0pp $-555

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Brentwood Ave Unit 1127BrentwoodAve Hastings, NE	2.0	2.0	1150	$1,000	$0.87	45d	1	0.94mi

Listing history 8 events

1. 2026-04-28
   status Pending
2. 2026-03-25
   price $189,900
3. 2026-03-05
   listed $199,500 Active
4. 2023-10-31
   soldstatus $156,000
5. 2023-10-30
   soldstatus $156,000 Closed 123-char remark

   Show marketing remark (123 chars)

   Nice 3 bedroom home close to school. Main floor laundry room, full basement, newer furnace and water heater, newer windows.

6. 2023-10-16
   status Pending 123-char remark

   Show marketing remark (123 chars)

   Nice 3 bedroom home close to school. Main floor laundry room, full basement, newer furnace and water heater, newer windows.

7. 2023-10-12
   listed $162,000 Active 123-char remark

   Show marketing remark (123 chars)

   Nice 3 bedroom home close to school. Main floor laundry room, full basement, newer furnace and water heater, newer windows.

8. 2008-10-17
   soldstatus $20,000

ⓘ 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: $2,047 · $171/mo
• Projected year-2 tax: $3,285 · $274/mo
• Expected delta: +$1,238/yr (+$103/mo · 60.5%)

ⓘ 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: $12,000
• − Mortgage interest: −$10,637
• − Property taxes: −$2,047
• − Insurance: −$950
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$5,524
• Taxable loss: −$9,078
• Est. tax savings @ 24.0%: +$2,179
• After-tax cash flow: $-3,288/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

+849.5% since first listed

8 events — show timeline

• 2026-04-28 Pending — GMNMLS
• 2026-03-25 Price Changed $189,900 GMNMLS
• 2026-03-05 Listed $199,500 GMNMLS
• 2023-10-31 Sold (Public Records) $156,000 Public Records
• 2023-10-30 Sold (MLS) $156,000 GMNMLS
• 2023-10-16 Pending — GMNMLS
• 2023-10-12 Listed $162,000 GMNMLS
• 2008-10-17 Sold (Public Records) $20,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,047 · +1.6% YoY. Source: county tax records.