1831 Bateman St · Hastings, NE 68901

$124,500

2 bd · 1.0 ba · 699 sqft · SingleFamily public records · 52 Days on market

Built 1919 6,534 sqft lot $178/sqft · at area comps Est $129k · at est. ↓ 8% since listing

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Why this score? — see what drove the C- 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 +19.9/30.0
• ARV discount +9.1/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• 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

Welcome to your starter home or perfect investment! This home offers you 2 bedrooms and one bath with a larger kitchen open to the living room. You will have a larger back yard, new concrete pad in the back and detached garage. Close to parks and schools. Call today for your showing.

Key facts

• Close to parks
• Close to schools
• New concrete pad

Tags

• LARGER KITCHEN
• LARGER BACK YARD
• NEW CONCRETE PAD
• DETACHED GARAGE
• CLOSE TO PARKS
• CLOSE TO SCHOOLS

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Exterior features: Public water; Public sewer; Lot zoned R

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bathrooms: One main-level bathroom
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Electric range; Refrigerator; Partial basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (1.4% below list).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Zoned schools: Hawthorne Elementary School (math 47% / reading 42%, grade F, #289 of 502 statewide, top 63%, 332 students, 49% FRL) — zoned schools at 49% FRL track the district average.
• 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 $861 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,765 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1919 — 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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (median comp): $128,974
• List price: $124,500
• Delta: -3.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1907 W 3rd St	0.31mi	2/2.0	672 (-4%)	18mo	$135,000	$201	60
2616 W 6th St	0.58mi	2/1.0	672 (-4%)	9mo	$105,000	$156	59
2315 W 6th St	0.41mi	2/1.0	672 (-4%)	23mo	$105,000	$156	55
811 N Briggs Ave	0.51mi	2/1.0	790 (+13%)	2mo	$152,000	$192	53

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-10,625
• Equity at exit: $18,563

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $3,025
• Equity at exit: $10,764

Cash invested: $34,860 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$115 /mo · $1,374/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $150

Break-even live

Break-even rent $1,037

Max offer price $124,500

Occupancy floor 83%

Sensitivity live

Price	-10% $221	-5% $185	+0% $150	+5% $115	+10% $80
Rent	-10% $53	-5% $102	+0% $150	+5% $199	+10% $247
Rate	-1.0pp $213	-0.5pp $182	base $150	+0.5pp $118	+1.0pp $85

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $124,500 Active 52 DOM
2. 2026-06-18
   days on market $124,500 Active 50 DOM
3. 2026-06-17
   days on market $124,500 Active 49 DOM
4. 2026-06-16
   days on market $124,500 Active 48 DOM
5. 2026-06-15
   days on market $124,500 Active 47 DOM
6. 2026-06-13
   days on market $124,500 Active 45 DOM
7. 2026-06-12
   days on market $124,500 Active 44 DOM
8. 2026-06-09
   days on market $124,500 Active 41 DOM
9. 2026-06-08
   days on market $124,500 Active 40 DOM
10. 2026-06-07
    days on market $124,500 Active 39 DOM
11. 2026-06-07
    days on market $124,500 Active 38 DOM
12. 2026-06-04
    days on market $124,500 Active 35 DOM
13. 2026-06-02
    days on market $124,500 Active 34 DOM
14. 2026-06-01
    days on market $124,500 Active 33 DOM
15. 2026-05-31
    days on market $124,500 Active 32 DOM
16. 2026-05-12
    price $124,500 285-char remark
17. 2026-04-29
    listed $135,000 Active 285-char remark

ⓘ 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: $1,374 · $115/mo
• Projected year-2 tax: $2,154 · $179/mo
• Expected delta: +$780/yr (+$65/mo · 56.7%)

ⓘ 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: $14,724
• − Mortgage interest: −$6,974
• − Property taxes: −$1,374
• − Insurance: −$622
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,622
• Taxable loss: −$224
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $1,854/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

-7.8% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $124,500 GMNMLS
• 2026-04-29 Listed $135,000 GMNMLS

Property tax history

+1.1%/yr

Latest (2025): $1,374 · +3.9% YoY. Source: county tax records.