204 S Park St · Hooper, NE 68031

$44,950

5 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 32 Days on market

Built 1920 8,400 sqft lot

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 8,400 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: Detached garage (1 covered space, total 1 parking space)
• Utilities: Public water
• Home design: Single-family residence; One-and-one-half story home; Built in 1920; Not new / not a model; Living area approximately 1,276 square feet
• Construction: Block and brick/mortar foundation; Shingle roof (not specified) — roof material not provided
• Exterior features: Front porch; Lot about 0.19 acre (up to 1/4 acre)

Interior

• Bedrooms: Primary bedroom on the main floor; Additional bedroom on the main floor; Three bedrooms on the second floor
• Bathrooms: One full bathroom (main floor)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished basement (approximately 150 below-grade area); No fireplaces

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#96 in NE, #3,877 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Logan View Public Schools (rural): math 56% / reading 52% proficiency, ranked #44 of 111 in NE (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 82 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($310 loan paydown + $4k appreciation (8.2% local appreciation)).
• At projected returns (8.2% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $59.91M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $45k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,601 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 2.42% ✓
• Cap rate: 18.61%
• Cash-on-cash: 43.98%
• DSCR: 2.96
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.3%
• Equity multiple: 4.86×
• Total profit: $48,602
• Equity at exit: $34,824

10-year hold

• IRR: 51.3%
• Equity multiple: 10.48×
• Total profit: $119,363
• Equity at exit: $69,780

Cash invested: $12,586 (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 68031

• Home prices YoY: 2.8%
• Active inventory: 15
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$145 /mo · $1,743/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $461

Break-even live

Break-even rent $506

Max offer price $44,950

Occupancy floor 53%

Sensitivity live

Price	-10% $487	-5% $474	+0% $461	+5% $449	+10% $436
Rent	-10% $375	-5% $418	+0% $461	+5% $504	+10% $547
Rate	-1.0pp $484	-0.5pp $473	base $461	+0.5pp $450	+1.0pp $438

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: $11,238
• Closing costs: $1,348
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-17
   status $44,950 Pending 32 DOM
2. 2026-06-17
   days on market $44,950 Active 32 DOM
3. 2026-06-16
   days on market $44,950 Active 31 DOM
4. 2026-06-16
   price $44,950 Active 30 DOM
5. 2026-06-15
   days on market $49,950 Active 30 DOM
6. 2026-06-14
   days on market $49,950 Active 28 DOM
7. 2026-06-12
   days on market $49,950 Active 27 DOM
8. 2026-06-09
   days on market $49,950 Active 24 DOM
9. 2026-06-08
   days on market $49,950 Active 23 DOM
10. 2026-06-07
    days on market $49,950 Active 22 DOM
11. 2026-06-03
    days on market $49,950 Active 18 DOM
12. 2026-06-02
    days on market $49,950 Active 17 DOM
13. 2026-06-01
    days on market $49,950 Active 16 DOM
14. 2026-05-31
    days on market $49,950 Active 15 DOM
15. 2026-05-30
    days on market $49,950 Active 14 DOM
16. 2026-05-17
    price $59,950
17. 2026-05-16
    listed $59,950,000 New
18. 2021-05-19
    soldstatus $18,000
19. 2016-03-05
    historical
20. 2015-11-16
    price $20,000
21. 2015-10-15
    listed $16,000 Active - New
22. 2015-02-25
    historical
23. 2014-10-07
    listed $12,000
24. 2014-08-25
    soldstatus $8,000
25. 2009-01-17
    historical
26. 2009-01-05
    listed $24,900
27. 2008-12-23
    historical
28. 2008-09-23
    listed $24,900
29. 2000-03-21
    soldstatus $16,100
30. 1996-10-11
    soldstatus $25,000
31. 1994-10-25
    soldstatus $12,500

ⓘ 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: $1,743 · $145/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 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: $13,078
• − Mortgage interest: −$2,518
• − Property taxes: −$1,743
• − Insurance: −$225
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$1,308
• Taxable income: $5,193
• Est. tax owed @ 24.0%: −$1,246
• After-tax cash flow: $4,289/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: Logan View Public Schools
• NCES district ID: 3100114
• Math proficiency: 56% ▼ -9.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $54,309
• Composite: 46.54/100
• National rank: #2427
• State rank: #44 of 111 in NE

Livability — Hooper

• Score: 75/100
• State rank: #96
• US rank: #3877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hooper, NE
• Population (ZIP): 1,720

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 37,191 people
• By 2030: 37,238 · +0.1%
• By 2040: 37,256 · +0.2%
• By 2050: 37,494 · +0.8%
• By 2075: 39,165 · +5.3%
• By 2100: 40,221 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Two or more races 5% Asian 4% Black 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Portuguese 2% Slovak 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 94% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.6) · D 33.0% · R 65.7% · Other 1.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -12.0pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+32.1 2016: R+35.3 2012: R+22.7 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.22%
• Current HPI: 298.5766
• 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

+379.6% since first listed

16 events — show timeline

• 2026-05-17 Price Changed $59,950 GPRMLS
• 2026-05-16 Listed $59,950,000 GPRMLS
• 2021-05-19 Sold (Public Records) $18,000 Public Records
• 2016-03-05 Listing Removed — GPRMLS
• 2015-11-16 Price Changed $20,000 GPRMLS
• 2015-10-15 Listed $16,000 GPRMLS
• 2015-02-25 Listing Removed — GPRMLS
• 2014-10-07 Listed $12,000 GPRMLS
• 2014-08-25 Sold (Public Records) $8,000 Public Records
• 2009-01-17 Listing Removed — GPRMLS
• 2009-01-05 Listed $24,900 GPRMLS
• 2008-12-23 Listing Removed — GPRMLS
• 2008-09-23 Listed $24,900 GPRMLS
• 2000-03-21 Sold (Public Records) $16,100 Public Records
• 1996-10-11 Sold (Public Records) $25,000 Public Records
• 1994-10-25 Sold (Public Records) $12,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,743 · +1.8% YoY. Source: county tax records.