615-617 N 17th St · Beatrice, NE 68310

$129,999

4 bd · 2.0 ba · 1,556 sqft · SingleFamily public records · 71 Days on market

Built 1940 8,550 sqft lot $84/sqft · 28% below area Est $181k · 28% under ↓ 6% since listing

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• 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

Great Investment Opportunity! Each unit has 2 bedrooms, 1 bath and built-in 1-car garage. New furnaces in each unit. Seller is ready to sell - Bring an offer.

Key facts

• Built-in garage
• New furnaces
• 8,550 sq ft lot

Tags

• BUILT-IN GARAGE
• NEW FURNACES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 1 comparable units currently listed for rent nearby; 41 units permitted in Gage County in 2024 (14 in 5+ unit buildings).
• This rent runs 30% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $122,199 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.18% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.81%
• DSCR: 1.66
• GRM: 7.1

CMA / ARV

• ARV (median comp): $180,549
• List price: $129,999
• Delta: -28.00%
• Verdict: UNDERPRICED
• Comps: 6 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	0.24mi	4/2.0	1,456 (-6%)	3mo	$79,000	$54	75
1536 Market St	0.51mi	4/2.0	1,612 (+4%)	3mo	$188,000	$117	68
1520 High St	0.23mi	4/2.0	1,738 (+12%)	4mo	$220,000	$127	67
915 N 20th St	0.31mi	3/1.5 (-1)	1,482 (-5%)	5mo	$208,000	$140	66
1106 N 8 St	0.73mi	3/1.5 (-1)	1,528 (-2%)	1mo	$230,000	$151	56
1912 Park St	0.64mi	3/2.0 (-1)	1,656 (+6%)	8mo	$204,000	$123	48
1509 N 19th St	0.66mi	4/3.0	1,408 (-10%)	4mo	$275,000	$195	46
1101 N 8th St	0.75mi	4/2.0	1,694 (+9%)	6mo	$170,000	$100	46
819 Lincoln St	0.60mi	3/1.5 (-1)	1,372 (-12%)	2mo	$136,500	$99	44
1223 Market St	0.61mi	3/2.0 (-1)	1,328 (-15%)	2mo	$140,000	$105	40
1908 Park St	0.64mi	3/1.5 (-1)	1,344 (-14%)	9mo	$139,900	$104	33
1607 N 18th St	0.73mi	3/1.5 (-1)	1,736 (+12%)	9mo	$210,000	$121	32

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $7,480
• Equity at exit: $19,383

10-year hold

• IRR: 14.7%
• Equity multiple: 2.18×
• Total profit: $43,102
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $449

Break-even live

Break-even rent $965

Max offer price $129,999

Occupancy floor 66%

Sensitivity live

Price	-10% $523	-5% $486	+0% $449	+5% $412	+10% $376
Rent	-10% $328	-5% $389	+0% $449	+5% $510	+10% $570
Rate	-1.0pp $515	-0.5pp $482	base $449	+0.5pp $415	+1.0pp $381

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.68mi

Listing history 18 events

1. 2026-06-19
   days on market $129,999 Active 71 DOM
2. 2026-06-18
   days on market $129,999 Active 70 DOM
3. 2026-06-17
   days on market $129,999 Active 69 DOM
4. 2026-06-16
   days on market $129,999 Active 68 DOM
5. 2026-06-15
   days on market $129,999 Active 67 DOM
6. 2026-06-14
   days on market $129,999 Active 65 DOM
7. 2026-06-12
   days on market $129,999 Active 64 DOM
8. 2026-06-09
   days on market $129,999 Active 61 DOM
9. 2026-06-08
   days on market $129,999 Active 60 DOM
10. 2026-06-07
    days on market $129,999 Active 59 DOM
11. 2026-06-04
    days on market $129,999 Active 55 DOM
12. 2026-06-02
    days on market $129,999 Active 54 DOM
13. 2026-06-01
    days on market $129,999 Active 53 DOM
14. 2026-05-31
    days on market $129,999 Active 52 DOM
15. 2026-05-31
    days on market $129,999 Active 51 DOM
16. 2026-04-08
    listed $140,000 New 158-char remark

    Show marketing remark (158 chars)

    Great Investment Opportunity! Each unit has 2 bedrooms, 1 bath and built-in 1-car garage. New furnaces in each unit. Seller is ready to sell - Bring an offer.

17. 2025-09-26
    historical
18. 2025-06-25
    listed $149,000 New

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $2,249 · $187/mo
• Expected delta: +$1,934/yr (+$161/mo · 612.9%)

ⓘ 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 ≥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: $18,400
• − Mortgage interest: −$7,282
• − Property taxes: −$315
• − Insurance: −$650
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$3,782
• Taxable income: $3,427
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $4,567/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

-6.0% since first listed

3 events — show timeline

• 2026-04-08 Listed $140,000 GPRMLS
• 2025-09-26 Listing Removed — GPRMLS
• 2025-06-25 Listed $149,000 GPRMLS

Property tax history

-2.4%/yr

Latest (2025): $315 · -22.2% YoY. Source: county tax records.