703 B St

Hampton, NE 68843

$215,000D-

3 bd · 2.0 ba · 1,434 sqft · Built 1996 · SingleFamily · Pending · 38 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,204/mo
• Mortgage (P&I): −$1,127
• Tax + insurance: −$153
• HOA: −$0
• Vac / Maint / Mgmt: −$253
• Net cashflow: $-329/mo
• Annual: $-3,947/yr
• Cap rate: 4.46%
• Cash-on-cash: -6.56%
• DSCR: 0.71
• 1% rule: 0.56%
• Cash to close: $60,200

Investor read

• This is a 3-bed/2.0-bath single-family listed at $215k.
• At list price, monthly cash flow is $-329 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (44.0% below list).
• It's been on market 38 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $120k (44.0% below list) — sets the bar for 1% rule.
• Local home prices are declining (-1.3%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Location reads 71/100 on livability (#202 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Hampton Public School (rural): math 70% / reading 65% proficiency, ranked #21 of 245 in NE (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Hampton Elementary School (math 54% / reading 54%, grade C, #161 of 502 statewide, top 38%, 110 students, 26% FRL); Hampton High School (math 54% / reading 54%, grade C-, #80 of 261 statewide, top 37%, 81 students, 31% FRL).
• Zoned-school proficiency averages 54% at this address vs 68% district-wide (-13 pts) — the specific schools serving this property underperform the Hampton Public School average; the district grade overstates school quality for this exact location.
• Market conditions: 17 active listings in the ZIP; 47 units permitted in Hamilton County in 2024 (8 in 5+ unit buildings).
• Current owner paid $89k; list at $215k implies a 142% gain — meaningful room to come down on a strong offer.

Questions for listing agent

• 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?
• It's been on market 38 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• 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?
• 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.
• 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.
• 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.