1118 Bell St · Beatrice, NE 68310

$115,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 117 Days on market

Built 1900 4,356 sqft lot $144/sqft · 22% above area Est $117k · at est.

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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 +27.5/30.0
• DSCR +9.7/10.0
• ARV discount +8.4/15.0
• 1% rule +6.2/10.0
• 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

Wow! Great New Price on this updated home! Plus it is available for All Loan Types! Here is an updated home with 3 bedrooms, remodeled full bathroom, main floor laundry, spacious kitchen and large living room. Outside you will love the expansive yard with alley access and oversized garage - perfect for your vehicle plus storage. The basement provides a utility area for furnace & water heater as well as storm protection. Check out all the new items this home has to offer: New roof, New siding on house and garage, New a/c, New water heater, New Electrical Panel, New concrete sidewalk & driveway, freshly painted interior, New attic insulation, and New flooring in most rooms.

Key facts

• Alley access
• Spacious kitchen
• Main floor laundry

Tags

• REMODELED FULL BATHROOM
• MAIN FLOOR LAUNDRY
• SPACIOUS KITCHEN
• LARGE YARD
• ALLEY ACCESS
• OVERSIZED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 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 $795 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $115k implies a 1178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.12% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 7.5

CMA / ARV

• ARV (median comp): $117,405
• List price: $115,000
• Delta: -2.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
918 Scott St	0.15mi	2/1.0	828 (+4%)	1mo	$70,000	$85	86
1212 Elk St	0.30mi	2/1.5	816 (+2%)	13mo	$143,000	$175	70
1210 Bell St	0.06mi	2/1.0	904 (+13%)	22mo	$114,000	$126	57
1620 Elk St	0.49mi	2/1.0	792 (-1%)	23mo	$25,000	$32	56
817 Lincoln St	0.55mi	2/1.0	864 (+8%)	16mo	$28,000	$32	47
233 S 20th St	0.65mi	3/2.0 (+1)	720 (-10%)	9mo	$81,000	$113	37
425 N 19th St	0.72mi	1/1.0 (-1)	912 (+14%)	5mo	$50,000	$55	34

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: 2.5%
• Equity multiple: 1.09×
• Total profit: $3,029
• Equity at exit: $17,147

10-year hold

• IRR: 12.0%
• Equity multiple: 1.94×
• Total profit: $30,377
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$21 /mo · $255/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $341

Break-even live

Break-even rent $851

Max offer price $115,000

Occupancy floor 68%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1212 Elk St Beatrice, NE	2.0	2.0	816	$1,550	$1.90	43d	1	0.29mi
527 Irving St Beatrice, NE	1.0–2.0	1.0–2.0	915	$1,295	$1.42	43d	10	1.15mi

Listing history 25 events

1. 2026-06-19
   days on market $115,000 Active 117 DOM
2. 2026-06-18
   days on market $115,000 Active 116 DOM
3. 2026-06-17
   days on market $115,000 Active 115 DOM
4. 2026-06-16
   days on market $115,000 Active 114 DOM
5. 2026-06-15
   days on market $115,000 Active 113 DOM
6. 2026-06-14
   days on market $115,000 Active 111 DOM
7. 2026-06-12
   days on market $115,000 Active 110 DOM
8. 2026-06-09
   days on market $115,000 Active 107 DOM
9. 2026-06-08
   days on market $115,000 Active 106 DOM
10. 2026-06-07
    days on market $115,000 Active 105 DOM
11. 2026-06-04
    remarks 691-char remark
12. 2026-06-04
    pricedays on market $115,000 Active 101 DOM
13. 2026-06-02
    days on market $125,000 Active 100 DOM
14. 2026-06-01
    days on market $125,000 Active 99 DOM
15. 2026-05-31
    days on market $125,000 Active 98 DOM
16. 2026-05-31
    days on market $125,000 Active 97 DOM
17. 2026-04-14
    price $125,000 691-char remark

    Show marketing remark (691 chars)

    Wow! Great New Price on this updated home! Plus it is available for All Loan Types! Here is an updated home with 3 bedrooms, remodeled full bathroom, main floor laundry, spacious kitchen and large living room. Outside you will love the expansive yard with alley access and oversized garage - perfect for your vehicle plus storage. The basement provides a utility area for furnace & water heater as well as storm protection. Check out all the new items this home has to offer: New roof, New siding on house and garage, New a/c, New water heater, New Electrical Panel, New concrete sidewalk & driveway, freshly painted interior, New attic insulation, and New flooring in most rooms.

18. 2026-03-06
    price $130,000 691-char remark

    Show marketing remark (691 chars)

    Wow! Great New Price on this updated home! Plus it is available for All Loan Types! Here is an updated home with 3 bedrooms, remodeled full bathroom, main floor laundry, spacious kitchen and large living room. Outside you will love the expansive yard with alley access and oversized garage - perfect for your vehicle plus storage. The basement provides a utility area for furnace & water heater as well as storm protection. Check out all the new items this home has to offer: New roof, New siding on house and garage, New a/c, New water heater, New Electrical Panel, New concrete sidewalk & driveway, freshly painted interior, New attic insulation, and New flooring in most rooms.

19. 2026-02-22
    listed $135,000 New 691-char remark

    Show marketing remark (691 chars)

    Wow! Great New Price on this updated home! Plus it is available for All Loan Types! Here is an updated home with 3 bedrooms, remodeled full bathroom, main floor laundry, spacious kitchen and large living room. Outside you will love the expansive yard with alley access and oversized garage - perfect for your vehicle plus storage. The basement provides a utility area for furnace & water heater as well as storm protection. Check out all the new items this home has to offer: New roof, New siding on house and garage, New a/c, New water heater, New Electrical Panel, New concrete sidewalk & driveway, freshly painted interior, New attic insulation, and New flooring in most rooms.

20. 2026-01-03
    status Pending
21. 2026-01-02
    historical
22. 2025-12-04
    listed $135,000 New
23. 2010-03-05
    soldstatus $9,000
24. 2010-03-05
    soldstatus $9,000
25. 2009-09-23
    listed $15,000

ⓘ 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: $255 · $21/mo
• Projected year-2 tax: $1,990 · $166/mo
• Expected delta: +$1,734/yr (+$145/mo · 680.0%)

ⓘ 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 5/10 Major
• 🌡 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: $15,391
• − Mortgage interest: −$6,442
• − Property taxes: −$255
• − Insurance: −$575
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$3,345
• Taxable income: $2,311
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $3,537/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

+733.3% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $125,000 GPRMLS
• 2026-03-06 Price Changed $130,000 GPRMLS
• 2026-02-22 Listed $135,000 GPRMLS
• 2026-01-03 Pending — GPRMLS
• 2026-01-02 Listing Removed — GPRMLS
• 2025-12-04 Listed $135,000 GPRMLS
• 2010-03-05 Sold (Public Records) $9,000 Public Records
• 2010-03-05 Sold (MLS) $9,000 GPRMLS
• 2009-09-23 Listed $15,000 GPRMLS

Property tax history

-2.4%/yr

Latest (2025): $255 · -22.3% YoY. Source: county tax records.