Real Estate Investing in Waterbury, Nebraska (68785)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 68785 (Waterbury, 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 vacancy: 14.7% of homes vacant — above national norms.
- 1-year downturn: Values declined 3.4% in the last year.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Waterbury, NE (68785)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 68785 Waterbury
Investors eyeing 68785 need to respect the fundamentals at play. Home values of $246K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $246K asset, 68785 is the wrong submarket. If the plan prices in friction, the yield can still work.
Meanwhile, 68785 offers a low basis, the region around Waterbury has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 68785 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 right play in 68785 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Waterbury:
Market Trends
Home Value History (with trend line)
📊 How Does 68785 Compare?
| Metric | 68785 | Waterbury | Sioux City, IA-NE-SD | Nebraska |
|---|---|---|---|---|
| Home Value | $246,385 | $246,385 | N/A | $269,423 |
| 5-Year CAGR | 2.4% | 2.4% | N/A | 6.7% |
| Avg Rent | $918 | $918 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 68785 (Waterbury, NE). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 68785 (Waterbury, NE)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $246,385 |
| Monthly Rent | $918 |
| Price-to-Rent | 22.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | -3.4% ▼ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (2.9%). 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 68785
Population: 254
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
Frequently Asked Questions
Is Waterbury, NE a good place for real estate investing?
Waterbury, NE reports an investability rating of 3.0/5, with median home values near $246K and average rents around $918/mo. That combination puts it in the solid tier for investor interest.
Is it easy to find good tenants in Waterbury, NE?
Tenant demand in Waterbury, NE is solid. The local workforce $918/mo rents across most rental classes.
What is the typical rental rate in Waterbury, NE?
Investors in Waterbury, NE typically see rents near $918/mo per month against $246K home values - a solid setup for rental cash flow.
What is the typical vacancy rate in Waterbury, NE?
Waterbury, NE vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Can owner-occupants cash flow in Waterbury, NE?
Waterbury, NE offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $918/mo rent level.
You know 68785 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 68785 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 68785 ranks in Sioux City, IA-NE-SD
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 68785 (Waterbury)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 68785 (Waterbury, NE).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.