1217 N Poplar St · North Platte, NE 69101

$115,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 7 Days on market

Built 1940 5,764 sqft lot $138/sqft · at area comps Est $113k · at est.

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +6.8/15.0
• DSCR +4.3/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FURNACE, WINDOWS, ELECTRICAL PANEL NEW IN 2015 WASHER/DRYER STAY OVERSIZED DETACHED SINGLE GARAGE WITH WORKSHOP AREA.

Key facts

• Workshop area
• Newer central air
• 5,764 sq ft lot

Tags

• NEWER CENTRAL AIR
• WORKSHOP AREA

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residential
• Construction: Frame construction; Aluminum siding
• Exterior features: Chain link fencing; Composition roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 1 main-level bathroom
• Heating & cooling: Forced air heating; Central air; Window unit(s)
• Interior features: Eat-in kitchen; Storm door(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $15 ($181/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (16.4% below list).
• Recommended offer: $96k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 1 comparable units currently listed for rent nearby; 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 $795 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,155 (16.4% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (median comp): $113,339
• List price: $115,000
• Delta: 1.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1217 N Poplar St	0.00mi	2/1.0	832 (0%)	0mo	$115,000	$138	100
1409 N Taft Ave	0.31mi	2/1.0	832 (0%)	10mo	$79,000	$95	78
803 E 9th St	0.27mi	2/1.0	800 (-4%)	12mo	$142,000	$178	71
815 E 11th St	0.17mi	3/1.0 (+1)	816 (-2%)	17mo	$75,000	$92	70
1103 E 9th St	0.39mi	2/1.0	816 (-2%)	19mo	$84,000	$103	63
414 E 11th St	0.20mi	2/1.0	948 (+14%)	7mo	$75,000	$79	62
717 N Dewey St	0.47mi	2/1.0	918 (+10%)	2mo	$95,000	$103	60
1016 E 6th St	0.67mi	3/1.0 (+1)	858 (+3%)	2mo	$160,000	$186	57
911 N Maple St	0.73mi	1/1.0 (-1)	841 (+1%)	6mo	$50,000	$59	54
1101 E 13th St	0.29mi	2/2.0	924 (+11%)	22mo	$65,000	$70	46
1201 E 10th St	0.40mi	2/1.0	732 (-12%)	21mo	$78,500	$107	44
608 Rodeo Rd	0.73mi	2/1.0	890 (+7%)	19mo	$80,000	$90	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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-17,689
• Equity at exit: $17,147

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-14,230
• Equity at exit: $9,943

Cash invested: $32,200 (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: 10.0×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$94 /mo · $1,122/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $15

Break-even live

Break-even rent $942

Max offer price $115,000

Occupancy floor 93%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 S Bryan Ave North Platte, NE	1.0–3.0	1.0–3.0	905	$1,002	$1.11	43d	1	1.40mi

Listing history 5 events

1. 2026-05-18
   status Pending 433-char remark
2. 2026-05-08
   listed $115,000 Active 433-char remark
3. 2017-10-12
   soldstatus $52,000 119-char remark

   Show marketing remark (119 chars)

   FURNACE, WINDOWS, ELECTRICAL PANEL NEW IN 2015 WASHER/DRYER STAY OVERSIZED DETACHED SINGLE GARAGE WITH WORKSHOP AREA.

4. 2017-10-12
   soldstatus $52,000

   Show marketing remark (119 chars)

   FURNACE, WINDOWS, ELECTRICAL PANEL NEW IN 2015 WASHER/DRYER STAY OVERSIZED DETACHED SINGLE GARAGE WITH WORKSHOP AREA.

5. 2017-09-05
   listed $52,000 119-char remark

   Show marketing remark (119 chars)

   FURNACE, WINDOWS, ELECTRICAL PANEL NEW IN 2015 WASHER/DRYER STAY OVERSIZED DETACHED SINGLE GARAGE WITH WORKSHOP AREA.

ⓘ 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: $1,122 · $94/mo
• Projected year-2 tax: $1,990 · $166/mo
• Expected delta: +$867/yr (+$72/mo · 77.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $11,539
• − Mortgage interest: −$6,442
• − Property taxes: −$1,122
• − Insurance: −$575
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$3,345
• Taxable loss: −$1,792
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $611/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

+128.0% since first listed

7 events — show timeline

• 2026-06-05 Sold (Public Records) $118,578 Public Records
• 2026-06-05 Sold (MLS) $115,000 LCBR
• 2026-05-18 Pending — LCBR
• 2026-05-08 Listed $115,000 LCBR
• 2017-10-12 Sold (Public Records) $52,000 Public Records
• 2017-10-12 Sold (MLS) $52,000 LCBR
• 2017-09-05 Listed $52,000 LCBR

Property tax history

+0.8%/yr

Latest (2022): $1,122 · +6.6% YoY. Source: county tax records.