616 N 4th St · Beatrice, NE 68310

$136,000

3 bd · 2.0 ba · 1,415 sqft · SingleFamily public records · 19 Days on market

Built 1915 6,784 sqft lot $96/sqft · 21% above area Est $165k · 18% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• 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

Key facts

• 6,784 sq ft lot
• 2 garage spots
• Built 1915

Property features AI

Exterior

• Parking: Detached garage; Two parking spaces (two covered spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Not new / not a model; Below-grade finished area and above-grade finished area present
• Construction: Vinyl siding; Composition roof; Block foundation; Built in 1915
• Exterior features: Covered patio; Partial fencing; Lot up to 1/4 acre (approximately 0.25 acres); Lot dimensions approximately 140 x 50

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom located in the basement; Additional bedrooms on the main floor
• Bathrooms: Two total bathrooms (one full and one three-quarter); One main-level bathroom; One below-grade bathroom
• Heating & cooling: Natural gas forced-air heating; Window unit(s) for cooling
• Interior features: Partially finished basement; No fireplaces
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $133k (2.2% below list).
• Recommended offer: $133k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: 112 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $940 of loan paydown is wiped out by about $4k 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 19 days — a 2% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,943 (2.2% below list)

Questions for the listing agent

1. Built in 1915 — 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. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (median comp): $165,413
• List price: $136,000
• Delta: -17.78%
• 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
819 Lincoln St	0.34mi	3/1.5	1,372 (-3%)	2mo	$136,500	$99	75
623 N 8th St	0.26mi	3/1.0	1,350 (-5%)	14mo	$133,000	$99	65
1106 N 8 St	0.44mi	3/1.5	1,528 (+8%)	1mo	$230,000	$151	64
815 N 8th St	0.29mi	2/1.0 (-1)	1,339 (-5%)	6mo	$125,000	$93	64
1309 N 8th St	0.54mi	3/1.0	1,344 (-5%)	4mo	$136,000	$101	59
1419 Grant St	0.74mi	4/2.0 (+1)	1,456 (+3%)	3mo	$79,000	$54	53
1109 Pelham	0.46mi	3/1.0	1,216 (-14%)	3mo	$120,000	$99	48
1124 Garfield St	0.61mi	2/2.0 (-1)	1,550 (+10%)	11mo	$185,000	$119	42
900 Bell St	0.68mi	3/1.0	1,592 (+12%)	3mo	$75,000	$47	41
1322 N 10th St	0.67mi	4/1.0 (+1)	1,277 (-10%)	14mo	$170,000	$133	32
1315 Summit St	0.68mi	2/1.0 (-1)	1,209 (-15%)	8mo	$145,000	$120	28
420 S 5th St	0.71mi	2/1.5 (-1)	1,208 (-15%)	10mo	$55,000	$46	27

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-8,282
• Equity at exit: $20,278

10-year hold

• IRR: 3.8%
• Equity multiple: 1.27×
• Total profit: $10,374
• Equity at exit: $11,759

Cash invested: $38,080 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$713
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $217

Break-even live

Break-even rent $1,055

Max offer price $136,000

Occupancy floor 79%

Sensitivity live

Price	-10% $294	-5% $255	+0% $217	+5% $178	+10% $140
Rent	-10% $112	-5% $164	+0% $217	+5% $269	+10% $322
Rate	-1.0pp $285	-0.5pp $251	base $217	+0.5pp $181	+1.0pp $146

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.55mi
1215 N 10th St Beatrice, NE	3.0	2.0	1464	$1,500	$1.02	45d	1	0.60mi
723 W Mary St Unit 3 Beatrice, NE	2.0	1.0	1000	$850	$0.85	45d	1	1.22mi

Listing history 13 events

1. 2026-05-14
   status Pending 265-char remark
2. 2026-05-11
   price $136,000 265-char remark
3. 2026-04-25
   listed $145,000 New 265-char remark
4. 2025-08-20
   historical
5. 2025-07-18
   price $159,900
6. 2025-06-14
   price $169,900
7. 2025-06-04
   price $174,900
8. 2025-05-20
   listed $179,900 New
9. 2024-05-29
   soldstatus $150,000
10. 2018-12-27
    soldstatus $350,000
11. 2010-06-18
    soldstatus $6,650
12. 2010-04-01
    listed $12,500
13. 2007-02-05
    soldstatus $44,500

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $2,353 · $196/mo
• Expected delta: +$1,588/yr (+$132/mo · 207.8%)

ⓘ 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: $15,953
• − Mortgage interest: −$7,618
• − Property taxes: −$764
• − Insurance: −$680
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$3,956
• Taxable income: $382
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $2,509/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

+215.1% since first listed

15 events — show timeline

• 2026-06-03 Sold (Public Records) $140,231 Public Records
• 2026-06-01 Sold (MLS) $136,000 GPRMLS
• 2026-05-14 Pending — GPRMLS
• 2026-05-11 Price Changed $136,000 GPRMLS
• 2026-04-25 Listed $145,000 GPRMLS
• 2025-08-20 Listing Removed — GPRMLS
• 2025-07-18 Price Changed $159,900 GPRMLS
• 2025-06-14 Price Changed $169,900 GPRMLS
• 2025-06-04 Price Changed $174,900 GPRMLS
• 2025-05-20 Listed $179,900 GPRMLS
• 2024-05-29 Sold (Public Records) $150,000 Public Records
• 2018-12-27 Sold (Public Records) $350,000 Public Records
• 2010-06-18 Sold (MLS) $6,650 GPRMLS
• 2010-04-01 Listed $12,500 GPRMLS
• 2007-02-05 Sold (Public Records) $44,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $764 · -5.2% YoY. Source: county tax records.