1418 High St · Beatrice, NE 68310

$150,000

3 bd · 3.0 ba · 11,570 sqft · SingleFamily public records · 133 Days on market

Built 1910 0.69 ac lot

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• 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

** Investment Opportunity You Don’t Want to Miss! ** Currently configured as three studio apartments, this property offers incredible potential for additional units or redevelopment (subject to local zoning and approvals). Whether you’re an investor looking to expand your portfolio or a visionary ready to transform a large space, the possibilities here are endless! • Over 16,000 sq ft of space • Located in Beatrice, NE • Existing income from 3 studio apartments Opportunities like this don’t come around often. Don’t miss your chance — call today!

Key facts

• 0.69 acre lot
• Built 1910
• Listed 132 days

Tags

• INVESTMENT OPPORTUNITY
• THREE STUDIO APARTMENTS
• LOCATED IN BEATRICE NE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/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 $145k (3.2% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 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 $1k 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.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $75k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 0.97% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-9,342
• Equity at exit: $22,365

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $10,981
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $236

Break-even live

Break-even rent $1,154

Max offer price $150,000

Occupancy floor 79%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $150,000 Active 133 DOM
2. 2026-06-18
   days on market $150,000 Active 132 DOM
3. 2026-06-17
   days on market $150,000 Active 131 DOM
4. 2026-06-16
   days on market $150,000 Active 130 DOM
5. 2026-06-15
   days on market $150,000 Active 129 DOM
6. 2026-06-14
   days on market $150,000 Active 127 DOM
7. 2026-06-12
   days on market $150,000 Active 126 DOM
8. 2026-06-09
   days on market $150,000 Active 123 DOM
9. 2026-06-08
   days on market $150,000 Active 122 DOM
10. 2026-06-07
    days on market $150,000 Active 121 DOM
11. 2026-06-04
    days on market $150,000 Active 117 DOM
12. 2026-06-02
    days on market $150,000 Active 116 DOM
13. 2026-06-01
    days on market $150,000 Active 115 DOM
14. 2026-05-31
    days on market $150,000 Active 114 DOM
15. 2026-05-31
    days on market $150,000 Active 113 DOM
16. 2026-03-30
    price $150,000 599-char remark

    Show marketing remark (599 chars)

    ** Investment Opportunity You Don’t Want to Miss! ** Currently configured as three studio apartments, this property offers incredible potential for additional units or redevelopment (subject to local zoning and approvals). Whether you’re an investor looking to expand your portfolio or a visionary ready to transform a large space, the possibilities here are endless! • Over 16,000 sq ft of space • Located in Beatrice, NE • Existing income from 3 studio apartments Opportunities like this don’t come around often. Don’t miss your chance — call today!

17. 2026-03-05
    price $220,000 599-char remark

    Show marketing remark (599 chars)

    ** Investment Opportunity You Don’t Want to Miss! ** Currently configured as three studio apartments, this property offers incredible potential for additional units or redevelopment (subject to local zoning and approvals). Whether you’re an investor looking to expand your portfolio or a visionary ready to transform a large space, the possibilities here are endless! • Over 16,000 sq ft of space • Located in Beatrice, NE • Existing income from 3 studio apartments Opportunities like this don’t come around often. Don’t miss your chance — call today!

18. 2026-02-06
    listed $225,000 New 599-char remark

    Show marketing remark (599 chars)

    ** Investment Opportunity You Don’t Want to Miss! ** Currently configured as three studio apartments, this property offers incredible potential for additional units or redevelopment (subject to local zoning and approvals). Whether you’re an investor looking to expand your portfolio or a visionary ready to transform a large space, the possibilities here are endless! • Over 16,000 sq ft of space • Located in Beatrice, NE • Existing income from 3 studio apartments Opportunities like this don’t come around often. Don’t miss your chance — call today!

19. 2025-11-07
    historical
20. 2025-10-08
    historical
21. 2025-09-22
    price $165,000
22. 2025-07-09
    listed $165,000 New
23. 2025-07-09
    listed $175,000 New
24. 2006-05-31
    soldstatus $75,000

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $2,595 · $216/mo
• Expected delta: +$1,849/yr (+$154/mo · 247.6%)

ⓘ 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 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: $17,425
• − Mortgage interest: −$8,402
• − Property taxes: −$746
• − Insurance: −$750
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$4,364
• Taxable income: $375
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $2,740/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

+100.0% since first listed

9 events — show timeline

• 2026-03-30 Price Changed $150,000 GPRMLS
• 2026-03-05 Price Changed $220,000 GPRMLS
• 2026-02-06 Listed $225,000 GPRMLS
• 2025-11-07 Listing Removed — GPRMLS
• 2025-10-08 Listing Removed — GPRMLS
• 2025-09-22 Price Changed $165,000 GPRMLS
• 2025-07-09 Listed $175,000 GPRMLS
• 2025-07-09 Listed $165,000 GPRMLS
• 2006-05-31 Sold (Public Records) $75,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $746 · -22.1% YoY. Source: county tax records.