1406 N 10th St · Beatrice, NE 68310

$135,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 5 Days on market

Built 1925 7,405 sqft lot $137/sqft · at area comps Est $141k · at est.

---

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 +22.5/30.0
• ARV discount +9.3/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• 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

Great starter home or investment property! Close to school. Property has been updated w/new carpet & flooring. Paint has been redone throughout most of home. Basement floors have been resealed & in process of epoxying floors in basement. Newer range & refrigerator in kitchen. Nice big backyard with storage shed. Large concrete off street parking area to north of house.

Key facts

• Great curb appeal
• Modern appliances
• Updated flooring

Tags

• UPDATED FLOORING
• MODERN APPLIANCES
• AMPLE CABINET SPACE
• UPDATED BATHROOM FINISHES
• GREAT CURB APPEAL
• MATURE TREES

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; Residential property; Built in 1925; Other levels
• Construction: Masonite exterior; Composition roof; Block foundation
• Exterior features: Front porch; Wood fencing; Paved road access; Lot approximately 0.17 acre (about 50 x 150)

Interior

• Bedrooms: Master bedroom on main floor; Additional bedrooms on main floor
• Flooring: Wood flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished basement; Wood flooring; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.3% 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; 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 $933 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y ago 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1925 — 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: 1.01% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (median comp): $140,690
• List price: $135,000
• Delta: -4.04%
• 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
1416 N 11th St	0.08mi	3/1.0	1,040 (+5%)	3mo	$148,900	$143	85
1324 N 7th St	0.22mi	3/1.0	864 (-13%)	6mo	$137,500	$159	64
1406 N 8th St	0.14mi	2/1.0 (-1)	884 (-10%)	9mo	$153,000	$173	63
817 N 12th St	0.42mi	2/1.0 (-1)	1,070 (+8%)	1mo	$165,000	$154	61
1205 Jackson St	0.23mi	2/1.0 (-1)	859 (-13%)	2mo	$30,000	$35	61
902 N 13th St	0.40mi	2/1.0 (-1)	904 (-8%)	8mo	$108,000	$119	56
1209 Grant St	0.70mi	2/1.0 (-1)	1,040 (+5%)	1mo	$159,000	$153	53
923 N 5th St	0.51mi	2/1.0 (-1)	1,048 (+6%)	10mo	$110,000	$105	53
508 N 12th St	0.65mi	2/1.0 (-1)	952 (-4%)	8mo	$139,000	$146	52
1711 N 19th St	0.71mi	3/1.0	1,028 (+4%)	15mo	$185,000	$180	48
1623 N 19th St	0.71mi	3/1.0	1,040 (+5%)	13mo	$168,000	$162	47
1020 Summit St	0.36mi	2/1.0 (-1)	850 (-14%)	14mo	$137,000	$161	44

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,454
• Equity at exit: $20,129

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $11,987
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$81 /mo · $968/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $227

Break-even live

Break-even rent $1,069

Max offer price $135,000

Occupancy floor 78%

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: $33,750
• Closing costs: $4,050
• 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	43d	10	0.28mi
1212 Elk St Beatrice, NE	2.0	2.0	816	$1,550	$1.90	43d	1	0.84mi

Listing history 14 events

1. 2026-05-12
   status Pending 737-char remark
2. 2026-04-28
   listed $135,000 New 737-char remark
3. 2022-09-16
   historical
4. 2022-07-29
   price $105,000
5. 2022-06-01
   listed $115,000 Active - New
6. 2018-03-16
   soldstatus $66,000

   Show marketing remark (383 chars)

   Great starter home or investment property! Close to school. Property has been updated w/new carpet & flooring. Paint has been redone throughout most of home. Basement floors have been resealed & in process of epoxying floors in basement. Newer range & refrigerator in kitchen. Nice big backyard with storage shed. Large concrete off street parking area to north of house.

7. 2018-03-16
   soldstatus $66,000

   Show marketing remark (383 chars)

   Great starter home or investment property! Close to school. Property has been updated w/new carpet & flooring. Paint has been redone throughout most of home. Basement floors have been resealed & in process of epoxying floors in basement. Newer range & refrigerator in kitchen. Nice big backyard with storage shed. Large concrete off street parking area to north of house.

8. 2017-11-14
   listed $62,500

   Show marketing remark (383 chars)

   Great starter home or investment property! Close to school. Property has been updated w/new carpet & flooring. Paint has been redone throughout most of home. Basement floors have been resealed & in process of epoxying floors in basement. Newer range & refrigerator in kitchen. Nice big backyard with storage shed. Large concrete off street parking area to north of house.

9. 2012-05-23
   soldstatus $59,000
10. 2012-04-04
    soldstatus $55,000
11. 2012-03-30
    soldstatus $55,000
12. 2012-01-31
    listed $59,900
13. 2011-04-14
    historical
14. 2011-02-26
    listed $58,500

ⓘ 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: $968 · $81/mo
• Projected year-2 tax: $2,336 · $195/mo
• Expected delta: +$1,367/yr (+$114/mo · 141.3%)

ⓘ 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 2/10 Low
• 🌡 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: $16,281
• − Mortgage interest: −$7,562
• − Property taxes: −$968
• − Insurance: −$675
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$3,927
• Taxable income: $544
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $2,593/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

+122.2% since first listed

15 events — show timeline

• 2026-06-12 Sold (MLS) $130,000 GPRMLS
• 2026-05-12 Pending — GPRMLS
• 2026-04-28 Listed $135,000 GPRMLS
• 2022-09-16 Listing Removed — GPRMLS
• 2022-07-29 Price Changed $105,000 GPRMLS
• 2022-06-01 Listed $115,000 GPRMLS
• 2018-03-16 Sold (Public Records) $66,000 Public Records
• 2018-03-16 Sold (MLS) $66,000 GPRMLS
• 2017-11-14 Listed $62,500 GPRMLS
• 2012-05-23 Sold (Public Records) $59,000 Public Records
• 2012-04-04 Sold (Public Records) $55,000 Public Records
• 2012-03-30 Sold (MLS) $55,000 GPRMLS
• 2012-01-31 Listed $59,900 GPRMLS
• 2011-04-14 Listing Removed — GPRMLS
• 2011-02-26 Listed $58,500 GPRMLS

Property tax history

-0.2%/yr

Latest (2025): $968 · -16.9% YoY. Source: county tax records.