412 N 11th St · Beatrice, NE 68310

$62,000

3 bd · 1.0 ba · 929 sqft · SingleFamily public records · 44 Days on market

Built 1900 4,356 sqft lot $67/sqft · 38% below area Est $108k · 43% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

New Price! Here is a 3 bedroom, 1 bath home with a large living room, eat-in kitchen, central heat & air conditioning and main floor laundry. The basement is unfinished providing storage, storm protection, and space for furnace plus newer water heater. Backyard is nice and offers alley access to the detached garage/storage building. Home has new roof with new gutters and gutter guards. Price on this one reflects some updating needed and would be perfect for an investor or home owner looking for a deal. Cash or Conventional loan buyers. No inside pictures as the home is tenant occupied. 48 hour notice to view.

Key facts

• Unfinished basement
• Main floor laundry
• Large living room

Tags

• LARGE LIVING ROOM
• EAT-IN KITCHEN
• MAIN FLOOR LAUNDRY
• UNFINISHED BASEMENT
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached covered garage (1 space); Total parking for 1 vehicle
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; Residential property; Not new / not a model; One-story (living and main rooms on main floor)
• Construction: Built in 1900; Composition roof; Other foundation
• Exterior features: Porch; City lot with public sidewalk, level terrain, alley access

Interior

• Kitchen: Refrigerator
• Bedrooms: Master bedroom on the main floor; Additional bedrooms on the main floor
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished basement (700 below-grade area); Refrigerator included; No fireplaces

🏷️ Possibly a rental listed for sale. The $62,000 price doesn't fit this home's estimated sale value (~$108,121) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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 $429 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $62k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,140 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.30% ✓
• Cap rate: 20.60%
• Cash-on-cash: 51.09%
• DSCR: 3.27
• GRM: 3.6

CMA / ARV

• ARV (median comp): $108,121
• List price: $62,000
• Delta: -42.66%
• 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
508 N 12th St	0.13mi	2/1.0 (-1)	952 (+2%)	8mo	$139,000	$146	79
1017 Ella St	0.20mi	2/2.0 (-1)	950 (+2%)	1mo	$83,000	$87	77
709 Ella St	0.34mi	2/1.0 (-1)	936 (+1%)	9mo	$70,000	$75	71
1209 Grant St	0.11mi	2/1.0 (-1)	1,040 (+12%)	1mo	$159,000	$153	69
902 N 13th St	0.41mi	2/1.0 (-1)	904 (-3%)	8mo	$108,000	$119	65
817 Bell St	0.45mi	3/1.0	1,022 (+10%)	4mo	$148,500	$145	59
1205 Jackson St	0.57mi	2/1.0 (-1)	859 (-8%)	2mo	$30,000	$35	54
918 Scott St	0.47mi	2/1.0 (-1)	828 (-11%)	1mo	$70,000	$85	54
914 Bell St	0.40mi	2/1.0 (-1)	1,050 (+13%)	3mo	$113,000	$108	52
1416 N 11th St	0.75mi	3/1.0	1,040 (+12%)	3mo	$148,900	$143	43
1902 High St	0.64mi	2/1.0 (-1)	1,052 (+13%)	5mo	$150,000	$143	39
1322 N 9th St	0.71mi	2/1.0 (-1)	800 (-14%)	7mo	$140,000	$175	33

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: 48.9%
• Equity multiple: 3.13×
• Total profit: $37,026
• Equity at exit: $9,244

10-year hold

• IRR: 54.5%
• Equity multiple: 6.35×
• Total profit: $92,849
• Equity at exit: $5,361

Cash invested: $17,360 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $739

Break-even live

Break-even rent $493

Max offer price $62,000

Occupancy floor 43%

Sensitivity live

Price	-10% $774	-5% $757	+0% $739	+5% $722	+10% $704
Rent	-10% $626	-5% $683	+0% $739	+5% $796	+10% $852
Rate	-1.0pp $770	-0.5pp $755	base $739	+0.5pp $723	+1.0pp $707

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: $15,500
• Closing costs: $1,860
• 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	44d	1	0.17mi
527 Irving St Beatrice, NE	1.0–2.0	1.0–2.0	915	$1,295	$1.42	44d	10	0.74mi

Listing history 19 events

1. 2026-06-19
   status $62,000 Pending 44 DOM
2. 2026-06-18
   days on market $62,000 Active 44 DOM
3. 2026-06-17
   days on market $62,000 Active 43 DOM
4. 2026-06-16
   days on market $62,000 Active 42 DOM
5. 2026-06-16
   remarks 618-char remark
6. 2026-06-16
   price $62,000 Active 41 DOM
7. 2026-06-15
   days on market $72,500 Active 41 DOM
8. 2026-06-14
   days on market $72,500 Active 39 DOM
9. 2026-06-12
   days on market $72,500 Active 38 DOM
10. 2026-06-09
    days on market $72,500 Active 35 DOM
11. 2026-06-08
    days on market $72,500 Active 34 DOM
12. 2026-06-07
    days on market $72,500 Active 33 DOM
13. 2026-06-04
    days on market $72,500 Active 29 DOM
14. 2026-06-02
    days on market $72,500 Active 28 DOM
15. 2026-06-01
    days on market $72,500 Active 27 DOM
16. 2026-05-31
    days on market $72,500 Active 26 DOM
17. 2026-05-31
    days on market $72,500 Active 25 DOM
18. 2026-05-05
    listed $72,500 New 612-char remark
19. 2011-04-27
    soldstatus $25,000

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $1,073 · $89/mo
• Expected delta: +$611/yr (+$51/mo · 132.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $17,143
• − Mortgage interest: −$3,473
• − Property taxes: −$462
• − Insurance: −$310
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$1,804
• Taxable income: $8,352
• Est. tax owed @ 24.0%: −$2,004
• After-tax cash flow: $6,865/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

+148.0% since first listed

3 events — show timeline

• 2026-06-15 Price Changed $62,000 GPRMLS
• 2026-05-05 Listed $72,500 GPRMLS
• 2011-04-27 Sold (Public Records) $25,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $462 · -19.0% YoY. Source: county tax records.