6 Maywood Dr · Hastings, NE 68901

$38,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 66 Days on market

Built 1992 $31/sqft · 15% above area Est $33k · 15% over ↓ 45% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two bed manufactured home with double en suite bathrooms, functional open layout and attached garage. Features a covered, privacy-fenced patio—perfect for outdoor living. Low-maintenance and move-in ready!

Key facts

• Garage
• Built 1992
• Listed 66 days

Tags

• DOUBLE EN SUITE BATHROOMS
• COVERED PRIVACY-FENCED PATIO
• FUNCTIONAL OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Recommended offer: $36k (6.0% below list) — sets the bar for market timing.
• Cap rate 37.1% 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.
• 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 $263 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $11k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $35,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 4.11% ✓
• Cap rate: 37.11%
• Cash-on-cash: 110.06%
• DSCR: 5.90
• GRM: 2.0

CMA / ARV

• ARV (median comp): $32,927
• List price: $38,000
• Delta: 15.41%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Durwood Ln	0.05mi	3/2.0	1,216 (0%)	2mo	$47,500	$39	96
52 Kingston Dr	0.07mi	2/2.0 (-1)	1,216 (0%)	9mo	$45,000	$37	84
29 Sara Dr	0.12mi	3/2.0	1,216 (0%)	13mo	$50,000	$41	84
6 Avalon Ln	0.17mi	3/2.0	1,216 (0%)	16mo	$22,000	$18	79
6 Kingston Dr	0.15mi	3/2.0	1,280 (+5%)	11mo	$18,000	$14	75
8 Sara Dr	0.16mi	4/2.0 (+1)	1,216 (0%)	20mo	$50,000	$41	71
1 Windsor Dr	0.11mi	3/2.0	1,038 (-15%)	1mo	$30,000	$29	70
28 Kingston Dr	0.05mi	3/2.0	1,040 (-14%)	9mo	$40,000	$38	66
37 Sara Dr	0.16mi	2/2.0 (-1)	1,088 (-10%)	16mo	$41,000	$38	57

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: —
• Equity multiple: 6.26×
• Total profit: $56,018
• Equity at exit: $5,666

10-year hold

• IRR: —
• Equity multiple: 13.11×
• Total profit: $128,896
• Equity at exit: $3,286

Cash invested: $10,640 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $976

Break-even live

Break-even rent $325

Max offer price $38,000

Occupancy floor 32%

Sensitivity live

Price	-10% $997	-5% $987	+0% $976	+5% $965	+10% $954
Rent	-10% $853	-5% $914	+0% $976	+5% $1,038	+10% $1,099
Rate	-1.0pp $995	-0.5pp $986	base $976	+0.5pp $966	+1.0pp $956

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $38,000 Active 66 DOM
2. 2026-06-18
   days on market $38,000 Active 64 DOM
3. 2026-06-17
   days on market $38,000 Active 63 DOM
4. 2026-06-16
   days on market $38,000 Active 62 DOM
5. 2026-06-15
   days on market $38,000 Active 61 DOM
6. 2026-06-13
   days on market $38,000 Active 59 DOM
7. 2026-06-12
   days on market $38,000 Active 58 DOM
8. 2026-06-09
   days on market $38,000 Active 55 DOM
9. 2026-06-08
   days on market $38,000 Active 54 DOM
10. 2026-06-07
    days on market $38,000 Active 53 DOM
11. 2026-06-07
    days on market $38,000 Active 52 DOM
12. 2026-06-04
    days on market $38,000 Active 49 DOM
13. 2026-06-02
    days on market $38,000 Active 48 DOM
14. 2026-06-01
    days on market $38,000 Active 47 DOM
15. 2026-05-31
    days on market $38,000 Active 46 DOM
16. 2026-04-14
    listed $48,600 Active 211-char remark

    Show marketing remark (211 chars)

    Two bed manufactured home with double en suite bathrooms, functional open layout and attached garage. Features a covered, privacy-fenced patio—perfect for outdoor living. Low-maintenance and move-in ready!

17. 2024-10-24
    price $85,000
18. 2024-09-26
    listed $88,500 Active

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $657 · $55/mo
• Expected delta: +$154/yr (+$13/mo · 30.5%)

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

Climate risk First Street

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,729
• − Mortgage interest: −$2,129
• − Property taxes: −$504
• − Insurance: −$190
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$1,105
• Taxable income: $11,804
• Est. tax owed @ 24.0%: −$2,833
• After-tax cash flow: $8,878/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

-45.1% since first listed

3 events — show timeline

• 2026-04-14 Listed $48,600 GMNMLS
• 2024-10-24 Price Changed $85,000 GMNMLS
• 2024-09-26 Listed $88,500 GMNMLS

Property tax history

-1.2%/yr

Latest (2025): $504 · -4.9% YoY. Source: county tax records.