2305 B Ave · Scottsbluff, NE 69361

$99,000

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 47 Days on market

Built 1920 4,792 sqft lot $103/sqft · 44% below area Est $178k · 44% under

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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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Duplex for sale. Needs a little TLC, but has lots of potential for investors or homeowners.

Key facts

• 4,792 sq ft lot
• Built 1920
• Listed 47 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family residence; Residential property; Not new (built in 1920)
• Construction: Built in 1920; Block foundation
• Exterior features: Lot up to 1/4 acre; Lot dimensions approximately 53 x 90; Lot included in price

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on main floor; Additional bedroom(s) on main floor
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Electric heating; Wall furnace
• Interior features: Range; Refrigerator; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $62 ($749/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 $89k (10.5% below list).
• Recommended offer: $89k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.1% in Scottsbluff — 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 (#127 in NE, #4,862 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities D-.
• Scottsbluff Public Schools (town): math 45% / reading 41% proficiency, ranked #89 of 111 in NE (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 103 active listings in the ZIP; 33 units permitted in Scotts Bluff County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Scotts Bluff County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $99k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,630 (10.5% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.90% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (median comp): $178,153
• List price: $99,000
• Delta: -44.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2422 Avenue C	0.13mi	3/2.0 (+1)	990 (+3%)	9mo	$185,000	$187	76
2614 Avenue D	0.28mi	3/2.0 (+1)	917 (-4%)	2mo	$159,900	$174	73
705 W 20th St	0.45mi	3/1.0 (+1)	1,008 (+5%)	4mo	$113,000	$112	58
2015 Avenue E	0.27mi	2/1.0	840 (-12%)	6mo	$64,000	$76	58
1906 8th Ave	0.73mi	3/2.0 (+1)	948 (-1%)	2mo	$85,000	$90	58
310 E 18th St	0.55mi	2/2.0	1,022 (+6%)	8mo	$173,000	$169	57
2417 Avenue F	0.26mi	3/2.0 (+1)	816 (-15%)	2mo	$168,800	$207	56
1918 Avenue L	0.73mi	2/2.0	1,004 (+5%)	6mo	$165,000	$164	53
2906 Avenue H	0.59mi	3/2.0 (+1)	905 (-6%)	6mo	$180,000	$199	53
1513 Avenue H	0.70mi	2/1.0	936 (-2%)	8mo	$145,000	$155	52
1606 4th Ave	0.64mi	3/1.0 (+1)	940 (-2%)	7mo	$109,000	$116	52
2918 Avenue H	0.61mi	2/1.0	816 (-15%)	3mo	$142,000	$174	40

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-12,080
• Equity at exit: $14,761

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-5,458
• Equity at exit: $8,560

Cash invested: $27,720 (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 69361

• Active inventory: 103
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $62

Break-even live

Break-even rent $807

Max offer price $99,000

Occupancy floor 88%

Sensitivity live

Price	-10% $118	-5% $90	+0% $62	+5% $34	+10% $6
Rent	-10% $-8	-5% $27	+0% $62	+5% $97	+10% $132
Rate	-1.0pp $112	-0.5pp $88	base $62	+0.5pp $37	+1.0pp $11

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $99,000 Active 47 DOM
2. 2026-06-18
   days on market $99,000 Active 45 DOM
3. 2026-06-17
   days on market $99,000 Active 44 DOM
4. 2026-06-16
   days on market $99,000 Active 43 DOM
5. 2026-06-15
   days on market $99,000 Active 42 DOM
6. 2026-06-13
   days on market $99,000 Active 40 DOM
7. 2026-06-12
   days on market $99,000 Active 39 DOM
8. 2026-06-09
   days on market $99,000 Active 36 DOM
9. 2026-06-08
   days on market $99,000 Active 35 DOM
10. 2026-06-07
    days on market $99,000 Active 34 DOM
11. 2026-06-07
    days on market $99,000 Active 33 DOM
12. 2026-06-04
    days on market $99,000 Active 30 DOM
13. 2026-06-02
    days on market $99,000 Active 29 DOM
14. 2026-06-01
    days on market $99,000 Active 28 DOM
15. 2026-05-31
    days on market $99,000 Active 27 DOM
16. 2026-05-04
    listed $99,000 New 91-char remark
17. 2012-12-03
    soldstatus $55,000
18. 2001-08-31
    soldstatus $39,000

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: +$785/yr (+$65/mo · 84.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,636
• − Mortgage interest: −$5,546
• − Property taxes: −$928
• − Insurance: −$495
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$2,880
• Taxable loss: −$914
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $969/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: Scottsbluff Public Schools
• NCES district ID: 3176470
• Math proficiency: 45% ▼ -1.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $40,931
• Composite: 36.14/100
• National rank: #4745
• State rank: #89 of 111 in NE

Livability — Scottsbluff

• Score: 74/100
• State rank: #127
• US rank: #4862

Category grades

Amenities D- Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsbluff, NE
• Population (ZIP): 16,965

Population outlook (Scotts Bluff County) Hauer SSP2

• Today (2025): 35,740 people
• By 2030: 35,229 · -1.4%
• By 2040: 34,160 · -4.4%
• By 2050: 33,656 · -5.8%
• By 2075: 35,257 · -1.4%
• By 2100: 39,158 · +9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 26% Two or more races 12% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Iranian 2% Scotch-Irish 2% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 1%

Political lean MEDSL · Scotts Bluff

• 2024 margin: Solid R (+47.7) · D 25.6% · R 73.4% · Other 1.0%
• 2008→2024 swing: -14.0pp toward R · 2008: -33.7pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+43.5 2016: R+48.9 2012: R+37.7 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -181.96%
• Current HPI: 169.5952
• Rent YoY: —
• Metro: —
• 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

+153.8% since first listed

3 events — show timeline

• 2026-05-04 Listed $99,000 GPRMLS
• 2012-12-03 Sold (Public Records) $55,000 Public Records
• 2001-08-31 Sold (Public Records) $39,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $928 · +9.3% YoY. Source: county tax records.