3917 W A St · North Platte, NE 69101

$295,000

3 bd · 3.0 ba · 1,746 sqft · MultiFamily · 128 Days on market

Built 2025 Excellent condition 900 sqft lot $169/sqft · at area comps Est $296k · 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 +19.6/30.0
• ARV discount +7.6/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Condition / age +5.0/5.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

$10,000 CLOSING COST CREDIT! Village Park Flats welcomes you to unique, comfortable living; brought to you by NuHaven Builders. Experience contemporary comfort and convenience in this brand-new open-concept flat designed for effortless living. Each unit features a sleek, modern layout with spacious bedrooms, abundant natural light and high-quality finishes throughout. The maintenance-free exterior ensures a worry-free lifestyle, complemented by a low-cost HOA that takes care of lawn care and snow removal.

Key facts

• 2 garage spots
• Built 2025
• Listed 127 days

Tags

• OPEN-CONCEPT TRI-PLEX
• MAINTENANCE-FREE EXTERIOR

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.5% in North Platte — 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 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.
• Market conditions: 190 active listings in the ZIP; 66 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).
• At $3,014/mo this rent would consume 58% of the median local household income ($62k/yr) (locally 796% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 128 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 $259,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $295,860
• List price: $295,000
• Delta: -0.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-25,951
• Equity at exit: $43,985

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $5,667
• 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 →

ZIP-level market 69101

• Active inventory: 190
• Price-to-rent: 24.5×

Monthly cashflow live

• Estimated rent: $3,014 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $342

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 84%

Sensitivity live

Price	-10% $546	-5% $444	+0% $342	+5% $240	+10% $139
Rent	-10% $104	-5% $223	+0% $342	+5% $461	+10% $580
Rate	-1.0pp $491	-0.5pp $417	base $342	+0.5pp $266	+1.0pp $188

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$3,015
Total (3 units)			$3,014

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
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $295,000 Active 128 DOM
2. 2026-06-18
   days on market $295,000 Active 127 DOM
3. 2026-06-17
   days on market $295,000 Active 126 DOM
4. 2026-06-16
   days on market $295,000 Active 125 DOM
5. 2026-06-15
   days on market $295,000 Active 124 DOM
6. 2026-06-14
   days on market $295,000 Active 122 DOM
7. 2026-06-12
   days on market $295,000 Active 121 DOM
8. 2026-06-09
   days on market $295,000 Active 118 DOM
9. 2026-06-08
   days on market $295,000 Active 117 DOM
10. 2026-06-07
    days on market $295,000 Active 116 DOM
11. 2026-06-07
    pricedays on market $295,000 Active 115 DOM
12. 2026-06-03
    days on market $310,000 Active 112 DOM
13. 2026-06-02
    days on market $310,000 Active 111 DOM
14. 2026-06-01
    days on market $310,000 Active 110 DOM
15. 2026-05-31
    days on market $310,000 Active 109 DOM
16. 2026-05-30
    days on market $310,000 Active 108 DOM
17. 2026-02-11
    listed $310,000 Active 510-char remark

    Show marketing remark (482 chars)

    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.

18. 2026-02-11
    listed $885,000 Active 482-char remark

    Show marketing remark (482 chars)

    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.

ⓘ 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: $36,168
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,893
• − Management: −$2,893
• − Depreciation: −$8,582
• Taxable loss: −$625
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $4,259/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 brand new and move-in ready, with no visible repairs or maintenance needed. It offers a contemporary design and is ideal for rental income or resale.

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

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 · 27,198 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: 796.0

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%

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%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

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

Industry mix (Fortune 500 HQ in NE)

Industry	F500 HQs	Revenue
▸Conglomerate	1	$371B

Price history

-65.0% since first listed

2 events — show timeline

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