1500 Grant St · Beatrice, NE 68310

$129,900

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 19 Days on market

Built 1930 7,405 sqft lot $85/sqft · 11% below area Est $169k · 23% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Savvy Buyers know value when they see it and 1500 Grant has plenty of potential-& some sweat-equity will go a long way with this one! With 3 floors of living space, this property has 3 bedrooms, 2 bathrooms, an enclosed front porch, beautiful wood floors underneath the carpet, built in cabinets, plenty of storage, an extra storage shed & alley access into the large backyard.This property is being sold 'as-is' and 24 notice is required for showings. Cash or Conventional buyers only!

Key facts

• Alley access
• Plenty of storage
• Extra storage shed

Tags

• ENCLOSED FRONT PORCH
• BEAUTIFUL WOOD FLOORS
• BUILT IN CABINETS
• PLENTY OF STORAGE
• EXTRA STORAGE SHED
• ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.7% in Beatrice — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#21 in NE, #1,637 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D+, commute F.
• Beatrice Public Schools (town): math 40% / reading 44% proficiency, ranked #92 of 111 in NE (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 112 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 41 units permitted in Gage County in 2024 (14 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Gage County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $168,799
• List price: $129,900
• Delta: -23.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1419 Grant St	0.06mi	4/2.0 (+1)	1,456 (-5%)	3mo	$79,000	$54	82
1106 N 8 St	0.66mi	3/1.5	1,528 (+0%)	1mo	$230,000	$151	67
915 N 20th St	0.49mi	3/1.5	1,482 (-3%)	5mo	$208,000	$140	66
1536 Market St	0.42mi	4/2.0 (+1)	1,612 (+6%)	3mo	$188,000	$117	64
1520 High St	0.14mi	4/2.0 (+1)	1,738 (+14%)	4mo	$220,000	$127	62
819 Lincoln St	0.44mi	3/1.5	1,372 (-10%)	2mo	$136,500	$99	59
900 Bell St	0.63mi	3/1.0	1,592 (+4%)	3mo	$75,000	$47	57
321 N 21st St	0.50mi	2/3.0 (-1)	1,588 (+4%)	5mo	$220,000	$139	57
1223 Market St	0.46mi	3/2.0	1,328 (-13%)	2mo	$140,000	$105	56
619 N 8th St	0.52mi	2/1.5 (-1)	1,685 (+10%)	7mo	$130,000	$77	45
1101 N 8th St	0.67mi	4/2.0 (+1)	1,694 (+11%)	6mo	$170,000	$100	40
815 N 8th St	0.57mi	2/1.0 (-1)	1,339 (-12%)	6mo	$125,000	$93	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-7,893
• Equity at exit: $19,369

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $10,125
• Equity at exit: $11,231

Cash invested: $36,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Nebraska: 83 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempted; moderate court pace.

Methodology + full state rankings →

ZIP-level market 68310

• Home prices YoY: -26.8%
• Active inventory: 112
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $206

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 80%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 N 10th St Beatrice, NE	3.0	2.0	1464	$1,500	$1.02	44d	1	0.63mi
527 Irving St Beatrice, NE	1.0–2.0	1.0–2.0	915	$1,295	$1.42	44d	10	0.84mi

Listing history 2 events

1. 2026-05-04
   status Pending 495-char remark

   Show marketing remark (495 chars)

   Savvy Buyers know value when they see it and 1500 Grant has plenty of potential-& some sweat-equity will go a long way with this one! With 3 floors of living space, this property has 3 bedrooms, 2 bathrooms, an enclosed front porch, beautiful wood floors underneath the carpet, built in cabinets, plenty of storage, an extra storage shed & alley access into the large backyard.This property is being sold 'as-is' and 24 notice is required for showings. Cash or Conventional buyers only!

2. 2026-04-15
   listed $129,900 New 495-char remark

   Show marketing remark (495 chars)

   Savvy Buyers know value when they see it and 1500 Grant has plenty of potential-& some sweat-equity will go a long way with this one! With 3 floors of living space, this property has 3 bedrooms, 2 bathrooms, an enclosed front porch, beautiful wood floors underneath the carpet, built in cabinets, plenty of storage, an extra storage shed & alley access into the large backyard.This property is being sold 'as-is' and 24 notice is required for showings. Cash or Conventional buyers only!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,769
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$3,779
• Taxable income: $432
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $2,371/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Beatrice Public Schools
• NCES district ID: 3103600
• Math proficiency: 40% ▼ -12.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $44,020
• Composite: 35.57/100
• National rank: #4899
• State rank: #92 of 111 in NE

Livability — Beatrice

• Score: 80/100
• State rank: #21
• US rank: #1637

Category grades

Amenities C Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beatrice, NE
• County: Gage County · 14,093 people
• City population: 14,093
• Metro: Beatrice, NE
• Population (ZIP): 14,093
• Household income: $60,928
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 369.0

Population outlook (Gage County) Hauer SSP2

• Today (2025): 21,133 people
• By 2030: 20,629 · -2.4%
• By 2040: 19,398 · -8.2%
• By 2050: 18,049 · -14.6%
• By 2075: 15,504 · -26.6%
• By 2100: 12,941 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Iranian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada, Guatemala, China
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Gage

• 2024 margin: Solid R (+39.2) · D 29.7% · R 68.9% · Other 1.4%
• 2008→2024 swing: -29.8pp toward R · 2008: -9.5pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+34.5 2012: R+16.8 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.13%
• Current HPI: 243.8948
• Rent YoY: —
• Metro: Beatrice, NE
• State GDP YoY: ▲ 0.68%
• F500 in state: 2

Industry mix (Fortune 500 HQ in NE)

Industry	F500 HQs	Revenue
▸Conglomerate	1	$371B

Price history

2 events — show timeline

• 2026-05-04 Pending — GPRMLS
• 2026-04-15 Listed $129,900 GPRMLS