3801 W A St · North Platte, NE 69101

$295,000

3 bd · 3.0 ba · 1,746 sqft · SingleFamily · 209 Days on market

Built 2025 Excellent condition 900 sqft lot Garage $169/sqft · at area comps Est $299k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +8.1/15.0
• Condition / age +5.0/5.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Cash flow +2.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Tri-Plex’s at Village Park Flats, North Platte’s Newest Subdivision built by NuHaven Builders. Discover an incredible investment opportunity with this newly constructed Tri-Plex property, offering three spacious and modern units ready for immediate rental income. Each unit features 3 bedrooms, 3 bathrooms and have all been thoughtfully designed with contemporary finishes. Units also feature a dedicated washer & dryer space for added convenience.

Key facts

• 2 garage spots
• Built 2025
• Listed 208 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $295k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (53.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (59.4% below list).
• Recommended offer: $120k (59.4% below list) — sets the bar for 1% rule.
• Cap rate 1.8% vs local median 2.6% in North Platte — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Eisenhower Elementary School (math 67% / reading 62%, grade B, #78 of 502 statewide, top 18%, 212 students, 0% FRL); Adams Middle School (math 43% / reading 43%, grade D-, #70 of 128 statewide, top 54%, 566 students, 48% FRL); North Platte High School (math 31% / reading 31%, grade F, #231 of 261 statewide, top 88%, 1,212 students, 42% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 361 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 209 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $119,734 (59.4% 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. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 59% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.41% ✗
• Cap rate: 1.85%
• Cash-on-cash: -15.88%
• DSCR: 0.29
• GRM: 20.5

CMA / ARV

• ARV (median comp): $299,255
• List price: $295,000
• Delta: -1.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Dixie Ave	0.28mi	3/2.0	1,818 (+4%)	0mo	$282,500	$155	76
4100 Janice Ct	0.22mi	3/2.0	1,593 (-9%)	3mo	$450,000	$282	69
4243 Sequoia Dr	0.45mi	3/2.0	1,671 (-4%)	2mo	$350,000	$209	66
812 Mockingbird Dr	0.49mi	3/2.0	1,652 (-5%)	2mo	$355,000	$215	63
3516 Hummingbird Dr	0.56mi	3/2.0	1,653 (-5%)	1mo	$335,000	$203	60
3520 Hummingbird Dr	0.56mi	3/2.0	1,670 (-4%)	3mo	$334,000	$200	60
3509 Hummingbird Dr	0.53mi	3/2.0	1,661 (-5%)	4mo	$327,000	$197	60
3911 W Parkland Cir	0.33mi	3/2.0	1,528 (-12%)	1mo	$325,000	$213	59
610 Lakewood Ln	0.51mi	3/2.0	1,623 (-7%)	3mo	$325,000	$200	58
207 S Allen Ave	0.43mi	3/2.0	1,536 (-12%)	1mo	$193,000	$126	55
3307 W F St	0.45mi	4/3.0 (+1)	1,984 (+14%)	2mo	$270,000	$136	49
4012 W Park Dr	0.42mi	3/2.0	1,491 (-15%)	4mo	$312,000	$209	49

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: -47.2%
• Equity multiple: -0.42×
• Total profit: $-117,384
• Equity at exit: $43,985

10-year hold

• IRR: -89.5%
• Equity multiple: -1.32×
• Total profit: $-191,763
• Equity at exit: $25,506

Cash invested: $82,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 29 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $295,000 ($169/sqft)
• Median days on market: 209 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +1.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 69101

• Active inventory: 361
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-1,093

Break-even live

Break-even rent $2,581

Max offer price $136,874

Occupancy floor —

Sensitivity live

Price	-10% $-889	-5% $-991	+0% $-1,093	+5% $-1,195	+10% $-1,297
Rent	-10% $-1,187	-5% $-1,140	+0% $-1,093	+5% $-1,045	+10% $-998
Rate	-1.0pp $-944	-0.5pp $-1,018	base $-1,093	+0.5pp $-1,169	+1.0pp $-1,247

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: $73,750
• Closing costs: $8,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Detached garage with garage door opener2 garage spaces
• Utilities: Public waterPublic sewerNatural gas available
• Home design: Single-family residentialFrame constructionComposition roofZoned R
• Construction: Frame constructionComposition roofCrawl space foundation
• Exterior features: Storm door(s)

Interior

• Kitchen: DishwasherElectric rangeDisposalMicrowaveRefrigerator
• Bathrooms: One main-level bathroom
• Heating & cooling: Central air conditioningForced air heating
• Interior features: Eat-in kitchenStorm windowsCrawl space basement
• Laundry & utility: Electric water heater

Listing history 50 events

1. 2026-11-08
   days on market $295,000 Active 209 DOM
2. 2026-11-07
   days on market $295,000 Active 208 DOM
3. 2026-11-06
   days on market $295,000 Active 207 DOM
4. 2026-11-05
   days on market $295,000 Active 206 DOM
5. 2026-11-04
   days on market $295,000 Active 205 DOM
6. 2026-11-02
   days on market $295,000 Active 203 DOM
7. 2026-11-01
   days on market $295,000 Active 202 DOM
8. 2026-10-31
   days on market $295,000 Active 201 DOM
9. 2026-10-30
   days on market $295,000 Active 200 DOM
10. 2026-10-29
    days on market $295,000 Active 199 DOM
11. 2026-10-28
    days on market $295,000 Active 198 DOM
12. 2026-10-27
    days on market $295,000 Active 197 DOM
13. 2026-10-26
    days on market $295,000 Active 196 DOM
14. 2026-10-25
    days on market $295,000 Active 195 DOM
15. 2026-10-24
    days on market $295,000 Active 194 DOM
16. 2026-10-23
    days on market $295,000 Active 193 DOM
17. 2026-10-22
    days on market $295,000 Active 192 DOM
18. 2026-10-22
    days on market $295,000 Active 191 DOM
19. 2026-10-20
    days on market $295,000 Active 190 DOM
20. 2026-10-19
    days on market $295,000 Active 189 DOM
21. 2026-10-18
    days on market $295,000 Active 188 DOM
22. 2026-10-17
    days on market $295,000 Active 187 DOM
23. 2026-10-16
    days on market $295,000 Active 186 DOM
24. 2026-10-15
    days on market $295,000 Active 185 DOM
25. 2026-10-14
    days on market $295,000 Active 184 DOM
26. 2026-10-13
    days on market $295,000 Active 183 DOM
27. 2026-10-12
    days on market $295,000 Active 182 DOM
28. 2026-10-11
    days on market $295,000 Active 181 DOM
29. 2026-10-10
    days on market $295,000 Active 180 DOM
30. 2026-10-09
    days on market $295,000 Active 179 DOM
31. 2026-10-08
    days on market $295,000 Active 178 DOM
32. 2026-10-07
    days on market $295,000 Active 177 DOM
33. 2026-10-06
    days on market $295,000 Active 176 DOM
34. 2026-10-05
    days on market $295,000 Active 175 DOM
35. 2026-10-04
    days on market $295,000 Active 174 DOM
36. 2026-10-03
    pricedays on market $295,000 Active 173 DOM
37. 2026-10-02
    days on market $310,000 Active 172 DOM
38. 2026-10-01
    days on market $310,000 Active 171 DOM
39. 2026-09-30
    days on market $310,000 Active 170 DOM
40. 2026-09-29
    days on market $310,000 Active 169 DOM
41. 2026-09-28
    days on market $310,000 Active 168 DOM
42. 2026-09-27
    days on market $310,000 Active 167 DOM
43. 2026-09-26
    days on market $310,000 Active 166 DOM
44. 2026-09-25
    days on market $310,000 Active 165 DOM
45. 2026-09-24
    days on market $310,000 Active 164 DOM
46. 2026-09-23
    days on market $310,000 Active 163 DOM
47. 2026-09-21
    days on market $310,000 Active 161 DOM
48. 2026-09-20
    days on market $310,000 Active 160 DOM
49. 2026-09-18
    days on market $310,000 Active 158 DOM
50. 2026-09-17
    days on market $310,000 Active 157 DOM

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

Taxation est. · year 1

• Rental income: $14,368
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$8,582
• Taxable loss: −$18,937
• Est. tax savings @ 24.0%: +$4,545
• After-tax cash flow: $-8,568/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This multi-family property is in excellent condition with a modern and well-maintained exterior. It offers a maintenance-free living experience and is ready for immediate rental income.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can increase both the resale and rental value of the property. ↑
• Both Interior updates — Updating the interior can enhance the living experience and attract more tenants or buyers. ↑
• Both Kitchen and bathroom updates — Updating the kitchen and bathrooms can significantly increase the property's value and appeal to a broader audience. ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Eisenhower Elementary School B NE #78/502 Nat'l #5,189/41,679 Middle Adams Middle School D- NE #70/128 Nat'l #5,160/14,009 High North Platte High School F NE #231/261 Nat'l #10,806/17,239

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

B Composite livability gradescore 74/100

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 · 34,750 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: 11% of renters

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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%

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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%
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

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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

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Industry mix (Fortune 500 HQ in NE)

Industry	F500 HQs	Revenue
▸Conglomerate	1	$371B

Property features AI

Exterior

• Parking: Detached garage with garage door opener2 garage spaces
• Utilities: Public waterPublic sewerNatural gas available
• Home design: Single-family residentialFrame constructionComposition roofZoned R
• Construction: Frame constructionComposition roofCrawl space foundation
• Exterior features: Storm door(s)

Interior

• Kitchen: DishwasherElectric rangeDisposalMicrowaveRefrigerator
• Bathrooms: One main-level bathroom
• Heating & cooling: Central air conditioningForced air heating
• Interior features: Eat-in kitchenStorm windowsCrawl space basement
• Laundry & utility: Electric water heater

Price history

-65.0% since first listed

2 events — show timeline

• 2026-04-01 Listed $310,000 LCBR
• 2026-02-11 Listed $885,000 LCBR