203 W 10th St · North Platte, NE 69101

$125,000

3 bd · 1.5 ba · 1,704 sqft · SingleFamily public records · 8 Days on market

Built 1910 Est $189k · 34% 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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a great opportunity for the "Handy Person or Team" ! Upper level with a half bath was used as a bedroom with no closet and an additional room for a second living space. Main level has three bedrooms, a huge living room with fireplace, a dining area and kitchen. The 24 x 31 detached garage has room for all the extra storage needed!!! Property to be sold AS IS. Seller will make no repairs at Seller expense. Personal property stored in garage is not included.

Key facts

• 3 garage spots
• Built 1910
• Listed 8 days

Property features AI

Exterior

• Parking: Detached 3-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Frame construction
• Exterior features: Chain link fencing; Composition roof

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Gas water heater; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/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 $125k (0.0% below list).
• Recommended offer: $125k (0.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.5% in North Platte — 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 (#109 in NE, #4,400 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D, commute F.
• North Platte Public Schools (town): math 47% / reading 46% proficiency, ranked #77 of 111 in NE (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 190 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 66 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lincoln County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $124,947

Questions for the listing agent

1. Built in 1910 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.00% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $189,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 W 7th St	0.27mi	3/2.0	1,819 (+7%)	4mo	$150,000	$82	71
919 N Jessie Ave	0.43mi	3/2.0	1,608 (-6%)	1mo	$180,000	$112	68
415 W 9th St	0.17mi	3/2.0	1,824 (+7%)	13mo	$105,000	$58	68
314 E 13th St	0.31mi	3/2.0	1,540 (-10%)	2mo	$213,000	$138	66
921 E 8th St	0.67mi	3/2.5	1,716 (+1%)	2mo	$320,000	$186	62
409 E 11th St	0.31mi	2/1.0 (-1)	1,952 (+15%)	4mo	$135,000	$69	51
915 N Chestnut St	0.29mi	2/2.0 (-1)	1,488 (-13%)	16mo	$165,000	$111	45
907 W 6th St	0.62mi	2/1.0 (-1)	1,527 (-10%)	2mo	$157,000	$103	45
611 N Garfield Ave	0.58mi	3/1.0	1,528 (-10%)	11mo	$125,000	$82	44
621 W 4th St	0.62mi	3/2.0	1,500 (-12%)	11mo	$188,000	$125	40
810 W 4 St	0.71mi	3/2.0	1,905 (+12%)	7mo	$247,000	$130	39
1114 W 6th St	0.75mi	3/1.0	1,501 (-12%)	10mo	$130,000	$87	35

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-12,388
• Equity at exit: $18,638

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-604
• Equity at exit: $10,808

Cash invested: $35,000 (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 69101

• Active inventory: 190
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $123

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 85%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 S Bryan Ave North Platte, NE	1.0–3.0	1.0–3.0	905	$1,125	$1.24	44d	1	1.47mi

Listing history 12 events

1. 2026-06-09
   status $125,000 Pending 8 DOM
2. 2026-06-08
   days on market $125,000 Active 8 DOM
3. 2026-06-07
   days on market $125,000 Active 7 DOM
4. 2026-06-07
   days on market $125,000 Active 6 DOM
5. 2026-06-03
   remarks 470-char remark
6. 2026-06-03
   days on market $125,000 Active 3 DOM
7. 2026-06-02
   days on market $125,000 Active 2 DOM
8. 2026-06-01
   remarks 186-char remark
9. 2026-06-01
   statusdays on market $125,000 Active 1 DOM
10. 2026-05-31
    days on market $125,000 Coming Soon 4 DOM
11. 2026-05-30
    days on market $125,000 Coming Soon 3 DOM
12. 2026-05-27
    historical $125,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°F today · 17 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: $14,994
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$3,636
• Taxable loss: −$544
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $1,609/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: North Platte Public Schools
• NCES district ID: 3100022
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $47,348
• Composite: 39.64/100
• National rank: #3918
• State rank: #77 of 111 in NE

Livability — North Platte

• Score: 74/100
• State rank: #109
• US rank: #4400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Platte, NE
• County: Lincoln County · 27,198 people
• City population: 27,198
• Metro: North Platte, NE
• Population (ZIP): 27,198
• Household income: $62,268
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 796.0

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,750 people
• By 2030: 34,004 · -2.1%
• By 2040: 32,310 · -7.0%
• By 2050: 30,918 · -11.0%
• By 2075: 29,245 · -15.8%
• By 2100: 29,116 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+55.2) · D 21.8% · R 77.0% · Other 1.2%
• 2008→2024 swing: -19.7pp toward R · 2008: -35.5pp · 2024: -55.2pp
• All cycles: 2024: R+55.2 2020: R+54.6 2016: R+58.1 2012: R+40.6 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.87%
• Current HPI: 174.088
• Rent YoY: —
• Metro: North Platte, 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 event — show timeline

• 2026-05-27 Coming Soon $125,000 LCBR

Property tax history

-21.9%/yr

Latest (2025): $85 · -74.5% YoY. Source: county tax records.