1208 W 6th St · Hastings, NE 68901

$50,000

2 bd · 1.0 ba · 902 sqft · SingleFamily public records · 43 Days on market

Built 1925 $55/sqft · 34% below area

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• 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

ONLINE ONLY REAL ESTATE AUCTION - (LIST PRICE IS SUGGESTED/OPENING BID ONLY, FINAL PRICE WILL BE DETERMINED ON THE AUCTION) 1208 W 6th St - Hastings, NE ONLINE ONLY REAL ESTATE AUCTION PROPERTY SHOWN BY APPT ONLY! This well-kept, smaller home offers comfort, functionality, and great potential. Featuring a nicely landscaped yard, the property provides attractive curb appeal with manageable outdoor space. The main floor includes a cozy living room, eat-in kitchen, two bedrooms, and a full bathroom, making for an efficient and practical layout. The home has been well maintained and is move-in ready, with opportunity for personalization. A full, unfinished basement offers excellent additional space with a laundry area, utilities, and ample storage—perfect for future finishing or continued use as-is. 2025 Taxes: $1827.43 Legal Description: 1506.00-BEG SW COR SE1/4 E69' E3 N4' W72' S64' TO BEG BLK 1 MCINTYRES ADD Year Built: 1925 Lot Size - 3965 SQ FT. SQ FT - Main Level of Home - 902. Basement - 902. TOTAL SQ FT 1804. Online Only Real Estate Auction Terms: By you bidding on this online only real estate auction, you agree to all terms of the auction, and agree to sign the real estate purchase agreement with in 24 hours of this auction closing. A 10% Buyers Premium will be added to the sales price. (for example - if you bid $5,000 the total contract price will be $5,500.) A payment to equal 10% of the purchase price will be due with in 24 hours of the auction closing, at that time additional agreements will be signed. The balance will be due by cash or certified funds on or before June 30, 2026. Property will be sold subject to sellers confirmation. Property is being sold AS-IS WHERE IS. Possession will be given at closing. This sale is not contingent upon the purchaser's ability to secure financing. Please consult your loan agency prior to the sale. The cost of the title insurance and closing fee will be split between the buyer and seller equally. Listing Brokerage and their agents are agents representing the seller in this transaction.

Key facts

• Cozy living room
• Laundry area
• Landscaped yard

Tags

• LANDSCAPED YARD
• CURB APPEAL
• COZY LIVING ROOM
• EAT-IN KITCHEN
• LAUNDRY AREA
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.5% vs local median 4.4% 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: 191 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 $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1925 — 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: 2.68% ✓
• Cap rate: 22.48%
• Cash-on-cash: 57.81%
• DSCR: 3.57
• GRM: 3.1

CMA / ARV

• ARV (median comp): $150,713
• List price: $50,000
• Delta: -66.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
738 N Bellevue Ave	0.21mi	2/1.0	900 (-0%)	13mo	$90,000	$100	79
308 S Garfield Ave	0.56mi	2/1.0	910 (+1%)	3mo	$95,000	$104	70
811 N Briggs Ave	0.21mi	2/1.0	790 (-12%)	2mo	$152,000	$192	68
1619 Boyce St	0.42mi	3/1.0 (+1)	936 (+4%)	8mo	$150,000	$160	62
217 W 4th St	0.71mi	3/2.0 (+1)	919 (+2%)	3mo	$150,000	$163	52
912 Williams Ave	0.35mi	2/2.0	832 (-8%)	23mo	$194,500	$234	47
410 S Lexington Ave	0.65mi	1/1.0 (-1)	947 (+5%)	19mo	$142,000	$150	41

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: 56.4%
• Equity multiple: 3.49×
• Total profit: $34,897
• Equity at exit: $7,455

10-year hold

• IRR: 61.3%
• Equity multiple: 7.13×
• Total profit: $85,880
• Equity at exit: $4,323

Cash invested: $14,000 (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: 191
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $674

Break-even live

Break-even rent $488

Max offer price $50,000

Occupancy floor 45%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-19
   status Pending 2079-char remark

   Show marketing remark (2079 chars)

   ONLINE ONLY REAL ESTATE AUCTION - (LIST PRICE IS SUGGESTED/OPENING BID ONLY, FINAL PRICE WILL BE DETERMINED ON THE AUCTION) 1208 W 6th St - Hastings, NE ONLINE ONLY REAL ESTATE AUCTION PROPERTY SHOWN BY APPT ONLY! This well-kept, smaller home offers comfort, functionality, and great potential. Featuring a nicely landscaped yard, the property provides attractive curb appeal with manageable outdoor space. The main floor includes a cozy living room, eat-in kitchen, two bedrooms, and a full bathroom, making for an efficient and practical layout. The home has been well maintained and is move-in ready, with opportunity for personalization. A full, unfinished basement offers excellent additional space with a laundry area, utilities, and ample storage—perfect for future finishing or continued use as-is. 2025 Taxes: $1827.43 Legal Description: 1506.00-BEG SW COR SE1/4 E69' E3 N4' W72' S64' TO BEG BLK 1 MCINTYRES ADD Year Built: 1925 Lot Size - 3965 SQ FT. SQ FT - Main Level of Home - 902. Basement - 902. TOTAL SQ FT 1804. Online Only Real Estate Auction Terms: By you bidding on this online only real estate auction, you agree to all terms of the auction, and agree to sign the real estate purchase agreement with in 24 hours of this auction closing. A 10% Buyers Premium will be added to the sales price. (for example - if you bid $5,000 the total contract price will be $5,500.) A payment to equal 10% of the purchase price will be due with in 24 hours of the auction closing, at that time additional agreements will be signed. The balance will be due by cash or certified funds on or before June 30, 2026. Property will be sold subject to sellers confirmation. Property is being sold AS-IS WHERE IS. Possession will be given at closing. This sale is not contingent upon the purchaser's ability to secure financing. Please consult your loan agency prior to the sale. The cost of the title insurance and closing fee will be split between the buyer and seller equally. Listing Brokerage and their agents are agents representing the seller in this transaction.

2. 2026-03-25
   listed $50,000 Active 2079-char remark

   Show marketing remark (2079 chars)

   ONLINE ONLY REAL ESTATE AUCTION - (LIST PRICE IS SUGGESTED/OPENING BID ONLY, FINAL PRICE WILL BE DETERMINED ON THE AUCTION) 1208 W 6th St - Hastings, NE ONLINE ONLY REAL ESTATE AUCTION PROPERTY SHOWN BY APPT ONLY! This well-kept, smaller home offers comfort, functionality, and great potential. Featuring a nicely landscaped yard, the property provides attractive curb appeal with manageable outdoor space. The main floor includes a cozy living room, eat-in kitchen, two bedrooms, and a full bathroom, making for an efficient and practical layout. The home has been well maintained and is move-in ready, with opportunity for personalization. A full, unfinished basement offers excellent additional space with a laundry area, utilities, and ample storage—perfect for future finishing or continued use as-is. 2025 Taxes: $1827.43 Legal Description: 1506.00-BEG SW COR SE1/4 E69' E3 N4' W72' S64' TO BEG BLK 1 MCINTYRES ADD Year Built: 1925 Lot Size - 3965 SQ FT. SQ FT - Main Level of Home - 902. Basement - 902. TOTAL SQ FT 1804. Online Only Real Estate Auction Terms: By you bidding on this online only real estate auction, you agree to all terms of the auction, and agree to sign the real estate purchase agreement with in 24 hours of this auction closing. A 10% Buyers Premium will be added to the sales price. (for example - if you bid $5,000 the total contract price will be $5,500.) A payment to equal 10% of the purchase price will be due with in 24 hours of the auction closing, at that time additional agreements will be signed. The balance will be due by cash or certified funds on or before June 30, 2026. Property will be sold subject to sellers confirmation. Property is being sold AS-IS WHERE IS. Possession will be given at closing. This sale is not contingent upon the purchaser's ability to secure financing. Please consult your loan agency prior to the sale. The cost of the title insurance and closing fee will be split between the buyer and seller equally. Listing Brokerage and their agents are agents representing the seller in this transaction.

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,233 · $103/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 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: $16,104
• − Mortgage interest: −$2,801
• − Property taxes: −$1,233
• − Insurance: −$250
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$1,455
• Taxable income: $7,789
• Est. tax owed @ 24.0%: −$1,869
• After-tax cash flow: $6,224/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

2 events — show timeline

• 2026-05-19 Pending — GMNMLS
• 2026-03-25 Listed $50,000 GMNMLS