315 W 8th St · North Platte, NE 69101

$84,900

2 bd · 1.0 ba · 776 sqft · SingleFamily public records · 78 Days on market

Built 1924 $109/sqft · 7% above area Est $80k · 7% over

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.1/10.0
• ARV discount +4.5/15.0
• 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

A great home for an investor. The two bedroom, one bath home is currently being rented by a long term renter. Renter will need 24 hour notice for showings.

Key facts

• Built 1924
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 2 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 $587 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

• It's been on market 78 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $85k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1924 — 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. 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?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (median comp): $79,596
• List price: $84,900
• Delta: 6.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 N Maple St	0.29mi	2/1.0	770 (-1%)	19mo	$62,700	$81	69
911 N Maple St	0.17mi	1/1.0 (-1)	841 (+8%)	6mo	$50,000	$59	68
614 N Jefferson Ave	0.73mi	2/1.0	768 (-1%)	0mo	$132,000	$172	64
1217 N Poplar St	0.63mi	2/1.0	832 (+7%)	0mo	$115,000	$138	58
803 E 9th St	0.64mi	2/1.0	800 (+3%)	12mo	$142,000	$178	56
1015 N Willow St	0.16mi	1/1.0 (-1)	680 (-12%)	20mo	$110,000	$162	50
608 Rodeo Rd	0.30mi	2/1.0	890 (+15%)	19mo	$80,000	$90	46
325 E 12 St	0.46mi	2/1.0	660 (-15%)	15mo	$85,000	$129	42
815 E 11th St	0.69mi	3/1.0 (+1)	816 (+5%)	17mo	$75,000	$92	40
613 N Grant Ave	0.48mi	2/1.0	876 (+13%)	21mo	$68,000	$78	38
620 E 12th St	0.60mi	1/1.0 (-1)	836 (+8%)	23mo	$125,000	$150	35

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,606
• Equity at exit: $12,659

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $14,228
• Equity at exit: $7,341

Cash invested: $23,772 (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: 7.5×

Monthly cashflow live

• Estimated rent: $940 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $191

Break-even live

Break-even rent $699

Max offer price $84,900

Occupancy floor 75%

Sensitivity live

Price	-10% $239	-5% $215	+0% $191	+5% $167	+10% $143
Rent	-10% $117	-5% $154	+0% $191	+5% $228	+10% $265
Rate	-1.0pp $234	-0.5pp $212	base $191	+0.5pp $169	+1.0pp $147

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	44d	1	1.40mi
1101 S Tabor Ave North Platte, NE	2.0	1.0	848	$805	$0.95	44d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   status $84,900 Pending 78 DOM
2. 2026-06-18
   days on market $84,900 Active 78 DOM
3. 2026-06-17
   days on market $84,900 Active 77 DOM
4. 2026-06-16
   days on market $84,900 Active 76 DOM
5. 2026-06-15
   days on market $84,900 Active 75 DOM
6. 2026-06-14
   days on market $84,900 Active 73 DOM
7. 2026-06-12
   days on market $84,900 Active 72 DOM
8. 2026-06-09
   days on market $84,900 Active 69 DOM
9. 2026-06-08
   days on market $84,900 Active 68 DOM
10. 2026-06-07
    days on market $84,900 Active 67 DOM
11. 2026-06-07
    days on market $84,900 Active 66 DOM
12. 2026-06-03
    days on market $84,900 Active 63 DOM
13. 2026-06-02
    days on market $84,900 Active 62 DOM
14. 2026-06-01
    days on market $84,900 Active 61 DOM
15. 2026-05-31
    days on market $84,900 Active 60 DOM
16. 2026-05-30
    days on market $84,900 Active 59 DOM
17. 2026-05-04
    price $84,900 155-char remark

    Show marketing remark (155 chars)

    A great home for an investor. The two bedroom, one bath home is currently being rented by a long term renter. Renter will need 24 hour notice for showings.

18. 2026-03-30
    listed $95,000 Active 155-char remark

    Show marketing remark (155 chars)

    A great home for an investor. The two bedroom, one bath home is currently being rented by a long term renter. Renter will need 24 hour notice for showings.

19. 2013-07-01
    soldstatus $24,000

ⓘ 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: $855 · $71/mo
• Projected year-2 tax: $1,469 · $122/mo
• Expected delta: +$613/yr (+$51/mo · 71.7%)

ⓘ 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: $11,283
• − Mortgage interest: −$4,756
• − Property taxes: −$855
• − Insurance: −$424
• − Repairs & maintenance: −$903
• − Management: −$903
• − Depreciation: −$2,470
• Taxable income: $972
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,058/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

+253.8% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $84,900 LCBR
• 2026-03-30 Listed $95,000 LCBR
• 2013-07-01 Sold (Public Records) $24,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $855 · +10.3% YoY. Source: county tax records.