Real Estate Investing in Humphrey, Nebraska (68642)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 68642 (Humphrey, NE)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 35.6 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Humphrey, NE (68642)?
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Market Analysis: 68642 Humphrey
Not every below-median market is a bargain. Humphrey's 68642 ZIP sits at signals that favor experienced operators who can absorb the risk $369K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 68642 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 68642 sits on the difficult end of the NE spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 68642 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 68642 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Humphrey:
Property Strategy for 68642
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $240,602 | $960 | 2.9% | +5.1% | $120,301 |
| 3BR | $298,442 | $1,270 | 3.1% | +6.7% | $99,481 |
| 4BR | $309,134 | $1,310 | 3.1% | +6.2% | $77,284 |
Market Trends
Home Value History (with trend line)
📊 How Does 68642 Compare?
| Metric | 68642 | Humphrey | Columbus, NE | Nebraska |
|---|---|---|---|---|
| Home Value | $368,699 | $368,699 | N/A | $269,423 |
| 5-Year CAGR | 6.6% | 6.6% | N/A | 6.7% |
| Avg Rent | $864 | $864 | N/A | - |
| Cap Rate | 1.8% | 1.8% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 68642 (Humphrey, NE). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $368,699 |
| Monthly Rent | $864 |
| Price-to-Rent | 35.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +7.3% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.8%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 68642
Population: 1,704
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 68642
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Are homes affordable in Humphrey, NE?
Humphrey, NE median home values land near $369K. That is reasonable territory for investors looking at $864/mo-per-month rentals.
Is Humphrey, NE landlord-friendly?
NE ranks as a landlord-friendly state for landlord-tenant law. Humphrey generally follows the statewide framework, so landlords face reasonable operating rules.
Is the tenant base reliable in Humphrey, NE?
The renter base in Humphrey, NE is reasonable for the $864/mo price point. Screening well and pricing to market typically yields stable tenants.
Which real estate strategy fits Humphrey, NE?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Humphrey, NE. The numbers - $369K homes against $864/mo rents - support that play.
Does house hacking make sense in Humphrey, NE?
House hacking works a challenging in Humphrey, NE. Rents of $864/mo against $369K acquisition make the strategy solid for owner-occupants.
You know 68642 now. You don’t know where it ranks.
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How 68642 ranks in Columbus, NE
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