3301 W 2nd St. #30 · North Platte, NE 69101

$60,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured public records · 138 Days on market

Built 2004

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Possession subject to Red Cedars application approval. Well cared for mobile home in Red Cedars, nestled in a private community. Two large covered carports and a patio. Spacious bedrooms, large master with soaker tub.

Key facts

• Storm shelter
• 2 garage spots
• Built 2004

Tags

• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 2.5% in North Platte — 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 74/100 on livability (#109 in NE, #4,400 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D, commute F.
• North Platte Public Schools (town): math 47% / reading 46% proficiency, ranked #77 of 111 in NE (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 190 active listings in the ZIP; 66 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lincoln County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 2.06% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.52%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $37,620
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3301 W 2nd, #32a St	0.06mi	2/2.0 (-1)	1,126 (-1%)	9mo	$18,000	$16	83
3301 W 2nd #36 St	0.18mi	2/2.0 (-1)	1,140 (0%)	17mo	$35,000	$31	73
300 N Bare Ave #232 Ave	0.07mi	3/2.0	1,216 (+7%)	16mo	$40,000	$33	72
300 N Bare Ave. #207 Ave	0.07mi	3/2.0	1,216 (+7%)	18mo	$60,000	$49	70
3301 W 2nd St #28 St	0.00mi	2/1.0 (-1)	1,056 (-7%)	22mo	$44,500	$42	60

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: 40.4%
• Equity multiple: 2.73×
• Total profit: $29,070
• Equity at exit: $8,946

10-year hold

• IRR: 46.7%
• Equity multiple: 5.48×
• Total profit: $75,239
• Equity at exit: $5,188

Cash invested: $16,800 (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 69101

• Active inventory: 190
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$30 /mo · $357/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $609

Break-even live

Break-even rent $468

Max offer price $60,000

Occupancy floor 46%

Sensitivity live

Price	-10% $643	-5% $626	+0% $609	+5% $592	+10% $575
Rent	-10% $511	-5% $560	+0% $609	+5% $658	+10% $707
Rate	-1.0pp $639	-0.5pp $624	base $609	+0.5pp $594	+1.0pp $578

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-28
   status Pending
2. 2026-02-13
   status Active
3. 2026-01-15
   status Pending
4. 2025-11-08
   listed $60,000 Active
5. 2022-09-06
   soldstatus $53,000 217-char remark

   Show marketing remark (217 chars)

   Possession subject to Red Cedars application approval. Well cared for mobile home in Red Cedars, nestled in a private community. Two large covered carports and a patio. Spacious bedrooms, large master with soaker tub.

6. 2022-07-11
   listed $55,000 217-char remark

   Show marketing remark (217 chars)

   Possession subject to Red Cedars application approval. Well cared for mobile home in Red Cedars, nestled in a private community. Two large covered carports and a patio. Spacious bedrooms, large master with soaker tub.

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

Tax reassessment forecast NE · Resets to sale price

• Current annual tax: $357 · $30/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$681/yr (+$57/mo · 190.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,866
• − Mortgage interest: −$3,361
• − Property taxes: −$357
• − Insurance: −$300
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$1,745
• Taxable income: $6,723
• Est. tax owed @ 24.0%: −$1,614
• After-tax cash flow: $5,697/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: North Platte Public Schools
• NCES district ID: 3100022
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $47,348
• Composite: 39.64/100
• National rank: #3918
• State rank: #77 of 111 in NE

Livability — North Platte

• Score: 74/100
• State rank: #109
• US rank: #4400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Platte, NE
• County: Lincoln County · 27,198 people
• City population: 27,198
• Metro: North Platte, NE
• Population (ZIP): 27,198
• Household income: $62,268
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 796.0

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,750 people
• By 2030: 34,004 · -2.1%
• By 2040: 32,310 · -7.0%
• By 2050: 30,918 · -11.0%
• By 2075: 29,245 · -15.8%
• By 2100: 29,116 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+55.2) · D 21.8% · R 77.0% · Other 1.2%
• 2008→2024 swing: -19.7pp toward R · 2008: -35.5pp · 2024: -55.2pp
• All cycles: 2024: R+55.2 2020: R+54.6 2016: R+58.1 2012: R+40.6 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.87%
• Current HPI: 174.088
• Rent YoY: —
• Metro: North Platte, 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

+9.1% since first listed

6 events — show timeline

• 2026-04-28 Pending — LCBR
• 2026-02-13 Relisted — LCBR
• 2026-01-15 Pending — LCBR
• 2025-11-08 Listed $60,000 LCBR
• 2022-09-06 Sold (MLS) $53,000 LCBR
• 2022-07-11 Listed $55,000 LCBR

Property tax history

+8.9%/yr

Latest (2025): $357 · -58.5% YoY. Source: county tax records.