Scout Score
29
Commercial
Year unknown
9,514 sq ft
Assessed Value
$201,320 (2026)
Lot Size
10,657 sqft
Parcel ID
400003538
Zoning
Unknown
Owner
Gauthier/Clark A
Underwriting
Margin at purchase
-$526,000-262%
medium confidence · 3/5 inputs recorded
Estimated market value
$201,000
Assessed $201,320 ÷ 100% assessment ratio (Neb. Rev. Stat. 77-201)
Acquisition estimate
$201,000
0% discount off market value from distress signals
+ Rehab
$1,189,000
9,514 sqft x $125/sqft (assumed full interior rehab)
− Federal Historic Rehabilitation Credit
−$202,000
20% of $1,011,000 QRE (85% of rehab spend), claimed over 5 years; monetized at face value
− Nebraska Historic Tax Credit
−$202,000
20% of $1,011,000 eligible rehab; transferable, allocation required before work begins
− Nebraska Tax Increment Financing
−$209,000
15% of $1,390,000 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
$727,000
Acquisition + rehab − $663,000 of incentives
Margin at purchase
-$526,000
Estimated market value less effective basis
Margin as stabilized
+$425,000
Market value + 80% of rehab spend recaptured as value, less effective basis. Rehab dollars are assumed not to create dollar-for-dollar value.
Outlook: Holding flat
- ·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
Below comps106 E 4th St
88% matchSame land use (Commercial) · 303 ft away
216 W 2nd St
86% matchSame land use (Commercial) · 790 ft away
313 W 2nd St
86% matchSame land use (Commercial) · 0.2 mi away
321 W 2nd St
83% matchSame land use (Commercial) · 0.2 mi away
123 W 4th St
83% matchSame land use (Commercial) · 28 ft away
$201,320 assessed is 24% below the $263,277 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
Historic Credit Stacking
Rehabilitate a qualifying historic building using state + potentially federal historic credits + local TIF.
Rural Workforce Housing Conversion
Convert existing commercial/institutional building into workforce housing in a rural county.
HOME-ARP Conversion
Convert motel/institutional/commercial to qualifying affordable rental. Balance of State application window through Dec 9, 2026.
Evidence
Rwhf Eligible Geography
recordedHall County population ~62,000 (under 100k threshold)
U.S. Census Bureau, 2020 Census · 2026-09-09
Historic District
inferred4th Street Commercial Historic District (NR listed 2019-07-01, ~49 contributing resources, ~1895-1969)
National Register of Historic Places — Hall County listings · 2026-09-09
District boundary from NR listing description; contributing status per-building unverified
Assemblage Candidate
recordedAdjacent to gi-018 (123 W 4th), same owner (Gauthier/Clark) — assemblage candidate, combined ~14,000 sqft
Grand Island GIS ParcelOwners layer · 2026-09-09
Owner Intel
Gauthier/Clark A
Individual- 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.
- 3 of the 23 loaded parcels normalize to this owner. Scoped to the loaded pool only — a full holdings search means the assessor and SOS records.
What's Unknown
- ?Building year unknown — check assessor records to evaluate historic credit eligibility
- ?In NR historic district but individual contributing status not confirmed with SHPO
- ?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