118 W 2nd St

Grand Island, Hall County

Scout Score

42

Commercial

Year unknown

27,530 sq ft

Assessed Value

$1,787,021 (2026)

Lot Size

11,713 sqft

Parcel ID

400005697

Zoning

CBD

Owner

Artisans Alley, LLC

Underwriting

Margin at purchase

-$1,437,000-80%

medium confidence · 3/5 inputs recorded

Estimated market value

$1,787,000

Assessed $1,787,021 ÷ 100% assessment ratio (Neb. Rev. Stat. 77-201)

Acquisition estimate

$1,787,000

0% discount off market value from distress signals

+ Rehab

$3,441,000

27,530 sqft x $125/sqft (assumed full interior rehab)

− Federal Historic Rehabilitation Credit

−$585,000

20% of $2,925,000 QRE (85% of rehab spend), claimed over 5 years; monetized at face value

− Nebraska Historic Tax Credit

−$585,000

20% of $2,925,000 eligible rehab; transferable, allocation required before work begins

− Nebraska Tax Increment Financing

−$784,000

15% of $5,228,000 eligible redevelopment cost (acquisition + rehab), 15-year increment per Neb. Rev. Stat. 18-2116

− Rural Workforce Housing Fund

−$50,000

Midpoint of an assumed $25,000-$75,000 per-project assistance range; Hall County is under the 100k population threshold

− HOME-ARP

not sized

Not sized — gap financing depends on unit count and a qualifying-population plan

= Effective basis

$3,224,000

Acquisition + rehab − $2,004,000 of incentives

Margin at purchase

-$1,437,000

Estimated market value less effective basis

Margin as stabilized

+$1,316,000

Market value + 80% of rehab spend recaptured as value, less effective basis. Rehab dollars are assumed not to create dollar-for-dollar value.

↑

Outlook: Trending up

Grand Island market outlook: flatGrand Island city 53,016 (2020) -> 53,943 (2025), +1.7% over 5 years; Hall County 62,767 -> 63,633, +1.4%. Both positive but under the +2% bucket line, and the city ticked down from its 2024 peak of 54,121. Census PEP Vintage 2025.Downtown core location (+1)
  • ·Assessed-to-market conversion uses 100% per Neb. Rev. Stat. 77-201 (commercial 100%). Assumption: the assessment is current and near the statutory ratio.
  • ·No distress signals on this parcel, so acquisition is modeled at full market value.
  • ·TIF proceeds are modeled as a share of eligible cost, not a pledged increment. A real number needs a but-for finding, a post-project valuation, the local levy, and city council approval.
  • ·RWHF is awarded to a qualifying nonprofit development organization, not to a private buyer. Capturing it means partnering with one, and the award size here is an assumed range, not a published schedule.
  • ·HOME-ARP is left at $0 rather than guessed. Balance of State application window closes 2026-12-09.
  • ·Historic credits assume the building is a contributing structure. That is unconfirmed with NE SHPO — if it is not contributing, both credit lines go to zero.
  • ·RWHF: Explicit restrictions on combinations with certain affordable-housing funding sources and income restrictions
  • ·Every incentive line is an estimate of what could be applied for. None are awarded, and stacking rules can knock lines out of the total.
  • ·Margin at purchase compares as-is market value against a basis that already includes rehab spend. The as-stabilized figure is the one that credits rehab with value.

Validate against

Above comps

201 W 3rd St

100% match
$1,790,707·390 ft

Same land use (Commercial) · 390 ft away

112 W 2nd St

87% match
$976,715·55 ft

Same land use (Commercial) · 55 ft away

205 W 1st St

86% match
$1,100,800·457 ft

Same land use (Commercial) · 457 ft away

313 W 2nd St

77% match
$263,277·717 ft

Same land use (Commercial) · 717 ft away

201 W 4th St

77% match
$87,797·743 ft

Same land use (Commercial) · 743 ft away

$1,787,021 assessed is 83% above the $976,715 median of 5 of 5 comps with values on record. Assessed value trails the market and is set for taxation, not sale — confirm with recent sales before acting.

Possible Plays

Historic Credit Stacking

Rehabilitate a qualifying historic building using state + potentially federal historic credits + local TIF.

NE HistoricFederal HTCTIF

Rural Workforce Housing Conversion

Convert existing commercial/institutional building into workforce housing in a rural county.

RWHF

HOME-ARP Conversion

Convert motel/institutional/commercial to qualifying affordable rental. Balance of State application window through Dec 9, 2026.

HOME-ARP

Evidence

Rwhf Eligible Geography

recorded

Hall County population ~62,000 (under 100k threshold)

U.S. Census Bureau, 2020 Census · 2026-09-09

Downtown Location

recorded

Central Business District zoning

Grand Island GIS — Planning/Grand_Island_Zoning/MapServer · 2026-09-09

Historic District

inferred

Grand Island Historic District (NR listed 2017-12-13, ~64 contributing resources, ~1870-1960)

National Register of Historic Places — Hall County listings · 2026-09-09

District boundary approximate from NR description; individual building contributing status unverified with SHPO

Cra District

inferred

Grand Island CRA — downtown area likely within redevelopment authority jurisdiction

Grand Island Community Redevelopment Authority program page · 2026-09-09

CRA boundary GIS service returning HTTP 500 as of 2026-09-09; CRA program confirmed active with monthly meetings

Owner Intel

Artisans Alley, LLC

LLC
Hall County AssessorNE Secretary of State entity search
  • No owner mailing address on this record, so absentee status is unverified — shown as not absentee, which is an absence of evidence, not evidence of local ownership.
  • Search the SOS for "Artisans Alley, LLC" to get registered agent, officers, and status. The form is reCAPTCHA-gated so it cannot be prefilled, and the SOS is migrating to a new system before the end of 2026.

What's Unknown

  • ?Building year unknown — check assessor records to evaluate historic credit eligibility
  • ?Story count unknown — upper-story conversion potential unverifiable without site visit
  • ?In NR historic district but individual contributing status not confirmed with SHPO
  • ?CRA district membership inferred — boundary data not confirmed
  • ?No active land bank in Grand Island as of 2026-09-09

Next Due Diligence Step

Check building year at Hall County Assessor — needed to evaluate historic credit eligibility for Historic Credit Stacking

Data Sources

Parcel data: Hall County ArcGIS parcel layer (retrieved 2026-09-09)

Historic districts: National Register of Historic Places — Hall County listings

TIF/CRA: local redevelopment authority records

Assessed value, land/improvement split and building sqft: Hall County Assessor, 2026 roll (retrieved 2026-09-09)

Building year and zoning: not available from the GIS layer

Verified parcel records · Assessed values are the assessor's, not a sale price · Verify all facts before acting