521 E 2nd St · Hershey, NE 69143

$50,000

2 bd · 1.0 ba · 684 sqft · SingleFamily public records · 60 Days on market

Built 1900 $73/sqft · 20% below area Est $63k · 20% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

24 hour notice for showings as this property is currently renter occupied. Selling property as-is, where-is.

Key facts

• Built 1900
• Listed 59 days

🏷️ Possibly a rental listed for sale. The $50,000 price doesn't fit this home's estimated sale value (~$62,702) and the remarks read like a rental — treat the cards below with caution.

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 $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($819 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#190 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Hershey Public Schools (rural): math 48% / reading 51% proficiency, ranked #62 of 111 in NE (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 6 active listings in the ZIP; 66 units permitted in Lincoln County in 2024 (0 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.
• Lincoln County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $50k implies a 312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. It's been on market 60 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.64% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.87%
• DSCR: 2.20
• GRM: 5.1

CMA / ARV

• ARV (median comp): $62,702
• List price: $50,000
• Delta: -20.26%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.3%
• Equity multiple: 1.28×
• Total profit: $3,974
• Equity at exit: $7,455

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $19,237
• 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 69143

• Home prices YoY: -5.8%
• Active inventory: 6
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $819 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$21
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $188

Break-even live

Break-even rent $581

Max offer price $50,000

Occupancy floor 72%

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 19 events

1. 2026-06-19
   days on market $50,000 Active 60 DOM
2. 2026-06-18
   days on market $50,000 Active 59 DOM
3. 2026-06-17
   days on market $50,000 Active 58 DOM
4. 2026-06-16
   days on market $50,000 Active 57 DOM
5. 2026-06-15
   days on market $50,000 Active 56 DOM
6. 2026-06-14
   days on market $50,000 Active 54 DOM
7. 2026-06-12
   pricedays on market $50,000 Active 53 DOM
8. 2026-06-09
   days on market $60,000 Active 50 DOM
9. 2026-06-08
   days on market $60,000 Active 49 DOM
10. 2026-06-07
    days on market $60,000 Active 48 DOM
11. 2026-06-05
    days on market $60,000 Active 46 DOM
12. 2026-06-03
    days on market $60,000 Active 44 DOM
13. 2026-06-02
    days on market $60,000 Active 43 DOM
14. 2026-06-01
    days on market $60,000 Active 42 DOM
15. 2026-05-31
    days on market $60,000 Active 41 DOM
16. 2026-05-30
    days on market $60,000 Active 40 DOM
17. 2026-04-17
    listed $60,000 Active 108-char remark

    Show marketing remark (108 chars)

    24 hour notice for showings as this property is currently renter occupied. Selling property as-is, where-is.

18. 2015-08-05
    soldstatus $12,125 54-char remark

    Show marketing remark (54 chars)

    Being Sold "As Is", Central Heat, Corner Lot

19. 2015-06-22
    listed $18,750 54-char remark

    Show marketing remark (54 chars)

    Being Sold "As Is", Central Heat, Corner Lot

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $865 · $72/mo
• Expected delta: +$258/yr (+$21/mo · 42.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $9,830
• − Mortgage interest: −$2,801
• − Property taxes: −$607
• − Insurance: −$1,752
• − Repairs & maintenance: −$786
• − Management: −$786
• − Depreciation: −$1,455
• Taxable income: $1,642
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $1,866/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: Hershey Public Schools
• NCES district ID: 3171820
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 51% ▼ -1.00%
• Median HH income: $62,363
• Composite: 43.55/100
• National rank: #2981
• State rank: #62 of 111 in NE

Livability — Hershey

• Score: 71/100
• State rank: #190
• US rank: #6730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hershey, NE
• Population (ZIP): 1,675

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,750 people
• By 2030: 34,004 · -2.1%
• By 2040: 32,310 · -7.0%
• By 2050: 30,918 · -11.0%
• By 2075: 29,245 · -15.8%
• By 2100: 29,116 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 6% Slovak 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+55.2) · D 21.8% · R 77.0% · Other 1.2%
• 2008→2024 swing: -19.7pp toward R · 2008: -35.5pp · 2024: -55.2pp
• All cycles: 2024: R+55.2 2020: R+54.6 2016: R+58.1 2012: R+40.6 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.71%
• Current HPI: 221.4488
• 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

+220.0% since first listed

3 events — show timeline

• 2026-04-17 Listed $60,000 LCBR
• 2015-08-05 Sold (MLS) $12,125 LCBR
• 2015-06-22 Listed $18,750 LCBR

Property tax history

+2.5%/yr

Latest (2025): $607 · +28.8% YoY. Source: county tax records.