205 W 1st St

Grand Island, Hall County

Scout Score

33

Commercial

Year unknown

17,122 sq ft

Assessed Value

$1,100,800 (2026)

Lot Size

8,876 sqft

Parcel ID

400007320

Zoning

CBD

Owner

SNH Holdings, LLC

Owner Location

Kearney

Underwriting

Margin at purchase

-$2,035,000-185%

high confidence · 4/5 inputs recorded

Estimated market value

$1,101,000

Assessed $1,100,800 ÷ 100% assessment ratio (Neb. Rev. Stat. 77-201)

Acquisition estimate

$1,046,000

5% discount off market value from distress signals

+ Rehab

$2,140,000

17,122 sqft x $125/sqft (assumed full interior rehab)

− 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

$3,136,000

Acquisition + rehab − $50,000 of incentives

Margin at purchase

-$2,035,000

Estimated market value less effective basis

Margin as stabilized

-$323,000

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.
  • ·Acquisition discount is modeled from distress signals (absentee owner -5%), not from a broker opinion or an actual offer.
  • ·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.
  • ·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

Below comps

112 W 2nd St

95% match
$976,715·492 ft

Same land use (Commercial) · 492 ft away

118 W 2nd St

86% match
$1,787,021·457 ft

Same land use (Commercial) · 457 ft away

201 W 3rd St

86% match
$1,790,707·743 ft

Same land use (Commercial) · 743 ft away

422 W 1st St

78% match
$1,234,277·827 ft

827 ft away · Related land use (Commercial — Media/Industrial)

313 W 2nd St

76% match
$263,277·572 ft

Same land use (Commercial) · 572 ft away

$1,100,800 assessed is 11% below the $1,234,277 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

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

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

Absentee Owner

recorded

Absentee-owned (owner mailing address: Kearney, NE)

Grand Island GIS ParcelOwners layer — MAILTO fields · 2026-09-09

SNH Holdings, LLC — absentee ownership in smaller city

Owner Intel

SNH Holdings, LLC

LLC
Absentee owner
Hall County AssessorNE Secretary of State entity search
  • Owner mailing city is Kearney; the parcel sits in Grand Island. Mailing city is a proxy for absentee ownership, not a residency finding.
  • Search the SOS for "SNH Holdings, 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
  • ?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 Rural Workforce Housing Conversion

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