1023 Elk St · Beatrice, NE 68310

$127,900

4 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 14 Days on market

Built 1890 2,178 sqft lot Est $157k · 19% under

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• 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

Welcome to this four bedroom charming home with newly fenced yard! This home has new carpet and has amazing possibilities!

Key facts

• 2,178 sq ft lot
• Built 1890
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Cap rate 10.1% 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: 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.
• Zoned schools: Beatrice Community Preschool (226 students, 54% FRL); Beatrice Middle School (math 42% / reading 43%, grade D-, #71 of 128 statewide, top 55%, 421 students, 48% FRL); Beatrice High School (math 47% / reading 57%, grade D+, #98 of 261 statewide, top 40%, 644 students, 43% FRL).
• 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 $884 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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 5y 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.
• Current owner paid $92k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,900

Questions for the listing agent

1. Built in 1890 — 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: 1.19% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.49%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $157,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1419 Grant St	0.31mi	4/2.0	1,456 (-3%)	3mo	$79,000	$54	74
900 Bell St	0.29mi	3/1.0 (-1)	1,592 (+6%)	3mo	$75,000	$47	69
1601 Market St	0.47mi	4/2.0	1,500 (+0%)	11mo	$163,000	$109	64
819 Lincoln St	0.30mi	3/1.5 (-1)	1,372 (-8%)	2mo	$136,500	$99	64
1801 Elk St	0.55mi	4/1.0	1,474 (-2%)	11mo	$194,900	$132	63
1536 Market St	0.44mi	4/2.0	1,612 (+8%)	3mo	$188,000	$117	60
1223 Market St	0.26mi	3/2.0 (-1)	1,328 (-11%)	2mo	$140,000	$105	59
1106 N 8 St	0.68mi	3/1.5 (-1)	1,528 (+2%)	1mo	$230,000	$151	57
1817 High St	0.59mi	3/2.0 (-1)	1,536 (+3%)	10mo	$219,000	$143	50
1700 Elk St	0.48mi	3/1.5 (-1)	1,298 (-13%)	8mo	$135,000	$104	42
907 6th St	0.60mi	4/2.0	1,686 (+13%)	8mo	$120,000	$71	40
1101 N 8th St	0.68mi	4/2.0	1,694 (+13%)	6mo	$170,000	$100	37

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $4,887
• Equity at exit: $19,070

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $37,163
• Equity at exit: $11,058

Cash invested: $35,812 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $403

Break-even live

Break-even rent $1,018

Max offer price $127,900

Occupancy floor 69%

Sensitivity live

Price	-10% $475	-5% $439	+0% $403	+5% $366	+10% $330
Rent	-10% $282	-5% $342	+0% $403	+5% $463	+10% $523
Rate	-1.0pp $467	-0.5pp $435	base $403	+0.5pp $369	+1.0pp $336

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: $31,975
• Closing costs: $3,837
• 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	45d	1	0.74mi

Listing history 19 events

1. 2026-03-20
   status Pending
2. 2026-03-06
   listed $127,900 New
3. 2026-03-06
   historical
4. 2026-01-26
   status Back On Market
5. 2026-01-16
   status Pending
6. 2026-01-09
   listed $129,900 New
7. 2026-01-09
   historical
8. 2025-12-02
   price $132,400
9. 2025-11-06
   price $134,900
10. 2025-10-31
    price $139,900
11. 2025-10-15
    listed $144,000 New
12. 2025-10-15
    historical
13. 2025-09-30
    listed $149,000 New
14. 2025-04-24
    soldstatus $92,000
15. 2022-02-04
    soldstatus $38,000 Sold
16. 2022-01-23
    status Pending
17. 2021-12-03
    status Back On Market
18. 2021-11-19
    status Pending
19. 2021-11-11
    listed $42,000 Active - 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: $964 · $80/mo
• Projected year-2 tax: $2,213 · $184/mo
• Expected delta: +$1,249/yr (+$104/mo · 129.6%)

ⓘ 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 5/10 Major
• 🌡 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: $18,332
• − Mortgage interest: −$7,164
• − Property taxes: −$964
• − Insurance: −$640
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$3,721
• Taxable income: $2,911
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $4,132/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

+204.5% since first listed

19 events — show timeline

• 2026-03-20 Pending — GPRMLS
• 2026-03-06 Listing Removed — GPRMLS
• 2026-03-06 Listed $127,900 GPRMLS
• 2026-01-26 Relisted — GPRMLS
• 2026-01-16 Pending — GPRMLS
• 2026-01-09 Listing Removed — GPRMLS
• 2026-01-09 Listed $129,900 GPRMLS
• 2025-12-02 Price Changed $132,400 GPRMLS
• 2025-11-06 Price Changed $134,900 GPRMLS
• 2025-10-31 Price Changed $139,900 GPRMLS
• 2025-10-15 Listing Removed — GPRMLS
• 2025-10-15 Listed $144,000 GPRMLS
• 2025-09-30 Listed $149,000 GPRMLS
• 2025-04-24 Sold (Public Records) $92,000 Public Records
• 2022-02-04 Sold (MLS) $38,000 GPRMLS
• 2022-01-23 Pending — GPRMLS
• 2021-12-03 Relisted — GPRMLS
• 2021-11-19 Pending — GPRMLS
• 2021-11-11 Listed $42,000 GPRMLS

Property tax history

+3.7%/yr

Latest (2025): $964 · +46.6% YoY. Source: county tax records.