1116 N 7th St · Beatrice, NE 68310

$89,900

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 7 Days on market

Built 1928 8,400 sqft lot Est $170k · 47% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 bones in this rental property. This longtime tenant has occupied since 2009.

Key facts

• 8,400 sq ft lot
• Garage
• Built 1928

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$169,680) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 13.1% 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; 2 comparable units currently listed for rent nearby; 41 units permitted in Gage County in 2024 (14 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $32k; list at $90k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1928 — 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: 1.54% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.35%
• DSCR: 2.08
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $169,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 N 8th St	0.06mi	4/2.0 (+1)	1,694 (+1%)	6mo	$170,000	$100	86
1106 N 8 St	0.08mi	3/1.5	1,528 (-9%)	1mo	$230,000	$151	79
907 6th St	0.23mi	4/2.0 (+1)	1,686 (+0%)	8mo	$120,000	$71	77
619 N 8th St	0.37mi	2/1.5 (-1)	1,685 (+0%)	7mo	$130,000	$77	69
1124 Garfield St	0.35mi	2/2.0 (-1)	1,550 (-8%)	11mo	$185,000	$119	57
1308 Park St	0.50mi	3/2.0	1,882 (+12%)	2mo	$175,000	$93	55
1513 N 16th St	0.66mi	3/1.5	1,824 (+9%)	2mo	$185,000	$101	51
1320 Lincoln St	0.61mi	3/2.0	1,865 (+11%)	2mo	$159,900	$86	51
910 N 16th Ave	0.69mi	3/2.5	1,802 (+7%)	4mo	$210,000	$117	50
1700 Jackson St	0.70mi	4/2.0 (+1)	1,850 (+10%)	3mo	$205,000	$111	43
1518 Monroe St	0.59mi	3/2.0	1,900 (+13%)	11mo	$250,000	$132	41
1419 Grant St	0.71mi	4/2.0 (+1)	1,456 (-13%)	3mo	$79,000	$54	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: 17.6%
• Equity multiple: 1.71×
• Total profit: $17,958
• Equity at exit: $13,404

10-year hold

• IRR: 26.1%
• Equity multiple: 3.28×
• Total profit: $57,509
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $511

Break-even live

Break-even rent $735

Max offer price $89,900

Occupancy floor 58%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 Irving St Beatrice, NE	1.0–2.0	1.0–2.0	915	$1,295	$1.42	44d	10	0.13mi
1215 N 10th St Beatrice, NE	3.0	2.0	1464	$1,500	$1.02	44d	1	0.19mi

Listing history 6 events

1. 2026-04-14
   status Pending
2. 2026-04-06
   listed $89,900 New
3. 2018-12-31
   soldstatus $32,500 82-char remark

   Show marketing remark (82 chars)

   Great bones in this rental property. This longtime tenant has occupied since 2009.

4. 2018-12-31
   soldstatus $32,500 82-char remark

   Show marketing remark (82 chars)

   Great bones in this rental property. This longtime tenant has occupied since 2009.

5. 2018-10-01
   listed $39,500 82-char remark

   Show marketing remark (82 chars)

   Great bones in this rental property. This longtime tenant has occupied since 2009.

6. 2018-10-01
   listed $39,500 82-char remark

   Show marketing remark (82 chars)

   Great bones in this rental property. This longtime tenant has occupied since 2009.

ⓘ 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: $864 · $72/mo
• Projected year-2 tax: $1,555 · $130/mo
• Expected delta: +$692/yr (+$58/mo · 80.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $16,582
• − Mortgage interest: −$5,036
• − Property taxes: −$864
• − Insurance: −$450
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$2,615
• Taxable income: $4,964
• Est. tax owed @ 24.0%: −$1,191
• After-tax cash flow: $4,938/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

+127.6% since first listed

6 events — show timeline

• 2026-04-14 Pending — GPRMLS
• 2026-04-06 Listed $89,900 GPRMLS
• 2018-12-31 Sold (MLS) $32,500 GPRMLS
• 2018-12-31 Sold (MLS) $32,500 GPRMLS
• 2018-10-01 Listed $39,500 GPRMLS
• 2018-10-01 Listed $39,500 GPRMLS

Property tax history

-1.1%/yr

Latest (2025): $864 · -17.7% YoY. Source: county tax records.