Real Estate Investing in Amherst, Nebraska (68812)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 68812 (Amherst, NE)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.6% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 40.0 — hard to cash-flow at these prices.
• 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 Amherst, NE (68812)?
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Market Analysis: 68812 Amherst
ZIP 68812 in Amherst, NE carries a sturdy set of headwinds. Home values near $415K and rents of $864/mo sit inside a market where underwriting has to be tight.
The investment case in 68812 is substantial only for operators who understand what they are buying. A $415K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 68812 among NE's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 68812 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 68812 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 Amherst:
Market Trends
Home Value History (with trend line)
📊 How Does 68812 Compare?
| Metric | 68812 | Amherst | Kearney, NE | Nebraska |
|---|---|---|---|---|
| Home Value | $414,792 | $414,792 | N/A | $269,423 |
| 5-Year CAGR | 7.6% | 7.6% | N/A | 6.7% |
| Avg Rent | $864 | $864 | N/A | - |
| Cap Rate | 1.6% | 1.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 68812 (Amherst, NE). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $414,792 |
| Monthly Rent | $864 |
| Price-to-Rent | 40.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.6% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +7.9% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +7.6% ▲ |
| 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 (1.6%). 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 68812
Population: 642
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 68812
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
How does Amherst, NE rate as a rental market?
Investors tracking Amherst, NE will find a 3.0/5 rating supported by $415K median home values and $864/mo rents. That profile suits long-term holders targeting consistent returns.
What is the median home value in Amherst, NE?
Amherst, NE home values average about $415K. That price point suits investors targeting rentals with $864/mo in monthly income.
Should investors worry about vacancy in Amherst, NE?
Vacancy risk in Amherst, NE is elevated. That supports consistent cash flow for typical rental holds.
Are landlord laws favorable in Amherst, NE?
For rental operators, Amherst, NE rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What approach is best for Amherst, NE real estate?
Amherst, NE investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($415K prices, $864/mo rents) make it a reasonable choice.
You know 68812 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 68812 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 68812 ranks in Kearney, NE
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