1611 N Ashland Ave · Beatrice, NE 68310

$170,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 25 Days on market

Built 2022 0.32 ac lot $108/sqft · at area comps Est $172k · at est. ↓ 1% since listing

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Why this score? — see what drove the D- 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 +12.4/30.0
• ARV discount +7.9/15.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on a spacious . 32-acre lot, this property offers comfortable living with an open-concept layout connecting the living room, kitchen, and dining area—perfect for everyday living and entertaining. Featuring 3 bedrooms and 2 full bathrooms, including a primary suite with its own private bath, this home provides both functionality and convenience. Enjoy outdoor living on the deck overlooking the large yard, plus added storage with a detached 1-stall garage and storage shed. Plenty of space inside and out—don’t miss this great opportunity to make improvements and make this home your own — seller is willing to provide a professional deep cleaning at closing.

Key facts

• Spacious lot
• Storage shed
• Outdoor living

Tags

• SPACIOUS LOT
• OPEN-CONCEPT LAYOUT
• OUTDOOR LIVING
• DETACHED GARAGE
• STORAGE SHED

Property features AI

Exterior

• Parking: Detached garage with 1 covered parking space (1 total)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Built in 2022; Not new or a model; One-story (all main-floor living areas)
• Construction: No foundation details listed
• Exterior features: Deck; Shed(s) on the property; Lot approximately 0.32 acre (about 138 x 101)

Interior

• Bedrooms: Master bedroom on the main floor; All bedrooms on the main floor
• Bathrooms: Two full bathrooms, both on the main floor
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: No basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-28 ($-340/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (18.7% below list).
• Recommended offer: $138k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 117 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 $1k of loan paydown is wiped out by about $5k 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 25 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Recommended offer $138,174 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (median comp): $171,660
• List price: $170,000
• Delta: -0.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 Ashland Ave	0.04mi	3/1.0	1,762 (+12%)	17mo	$165,000	$94	60
1309 N 8th St	0.70mi	3/1.0	1,344 (-14%)	4mo	$136,000	$101	36

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-29,367
• Equity at exit: $25,348

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-27,951
• Equity at exit: $14,698

Cash invested: $47,600 (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: 117
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$158 /mo · $1,891/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-28

Break-even live

Break-even rent $1,418

Max offer price $164,989

Occupancy floor 97%

Sensitivity live

Price	-10% $68	-5% $20	+0% $-28	+5% $-76	+10% $-125
Rent	-10% $-138	-5% $-83	+0% $-28	+5% $26	+10% $81
Rate	-1.0pp $57	-0.5pp $15	base $-28	+0.5pp $-72	+1.0pp $-117

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: $42,500
• Closing costs: $5,100
• 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	45d	10	0.60mi
1215 N 10th St Beatrice, NE	3.0	2.0	1464	$1,500	$1.02	45d	1	0.85mi

Listing history 5 events

1. 2026-06-02
   status $170,000 Pending 25 DOM
2. 2026-06-01
   days on market $170,000 Active 25 DOM
3. 2026-05-31
   days on market $170,000 Active 24 DOM
4. 2026-05-31
   days on market $170,000 Active 23 DOM
5. 2026-05-07
   listed $172,000 New 693-char remark

ⓘ 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: $1,891 · $158/mo
• Projected year-2 tax: $2,941 · $245/mo
• Expected delta: +$1,050/yr (+$87/mo · 55.5%)

ⓘ 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 ≥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: $16,581
• − Mortgage interest: −$9,523
• − Property taxes: −$1,891
• − Insurance: −$850
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$4,945
• Taxable loss: −$3,281
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $447/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

-1.2% since first listed

3 events — show timeline

• 2026-06-01 Pending — GPRMLS
• 2026-05-25 Price Changed $170,000 GPRMLS
• 2026-05-07 Listed $172,000 GPRMLS

Property tax history

+18.9%/yr

Latest (2025): $1,891 · -29.8% YoY. Source: county tax records.