2418 Arapahoe Trl · Beatrice, NE 68310

$26,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured public records · 72 Days on market

Built 1994 $23/sqft · 10% below area Est $29k · 10% under

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +12.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

New Price! No need to look any further this large 16' x 80' 1994 Sabre model mobile home has 3 bedrooms, 2 full bathrooms, nice sized living room, spacious kitchen with appliances that stay, sun-filled dining area, and main floor laundry with washer and dryer that remain with home for new owner. You will love the location of this home in the park! The lot lease amount is $410 per month paid to the Park owner for the lot space. General lot lease agreement and standard background check are required for purchase and occupancy. Cash buyers will work best for this type of purchase.

Key facts

• Built 1994
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $26k.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 48.9% 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: schools C-, 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.
• 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 $180 of loan paydown is wiped out by about $780 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $3k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $26k implies a 271% gain — meaningful room to come down on a strong offer.

Recommended offer $24,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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 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: 5.28% ✓
• Cap rate: 48.88%
• Cash-on-cash: 152.10%
• DSCR: 7.77
• GRM: 1.6

CMA / ARV

• ARV (median comp): $28,907
• List price: $26,000
• Delta: -10.06%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2408 Arapahoe Trl	0.00mi	3/2.0	1,216 (+7%)	6mo	$36,500	$30	84
2416 Arapahoe Trl	0.03mi	3/2.0	1,280 (+12%)	8mo	$28,000	$22	71

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: —
• Equity multiple: 8.50×
• Total profit: $54,566
• Equity at exit: $3,877

10-year hold

• IRR: —
• Equity multiple: 17.93×
• Total profit: $123,231
• Equity at exit: $2,248

Cash invested: $7,280 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$136
• Tax from tax record: −$15 /mo · $186/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $923

Break-even live

Break-even rent $206

Max offer price $26,000

Occupancy floor 28%

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: $6,500
• Closing costs: $780
• 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	0.88mi
1215 N 10th St Beatrice, NE	3.0	2.0	1464	$1,500	$1.02	43d	1	1.03mi

Listing history 20 events

1. 2026-06-19
   days on market $26,000 Active 72 DOM
2. 2026-06-18
   days on market $26,000 Active 71 DOM
3. 2026-06-17
   days on market $26,000 Active 70 DOM
4. 2026-06-16
   days on market $26,000 Active 69 DOM
5. 2026-06-15
   days on market $26,000 Active 68 DOM
6. 2026-06-14
   days on market $26,000 Active 66 DOM
7. 2026-06-12
   days on market $26,000 Active 65 DOM
8. 2026-06-09
   days on market $26,000 Active 62 DOM
9. 2026-06-08
   days on market $26,000 Active 61 DOM
10. 2026-06-07
    days on market $26,000 Active 60 DOM
11. 2026-06-04
    days on market $26,000 Active 56 DOM
12. 2026-06-02
    days on market $26,000 Active 55 DOM
13. 2026-06-01
    days on market $26,000 Active 54 DOM
14. 2026-05-31
    days on market $26,000 Active 53 DOM
15. 2026-05-31
    days on market $26,000 Active 52 DOM
16. 2026-04-24
    price $26,000 583-char remark

    Show marketing remark (583 chars)

    New Price! No need to look any further this large 16' x 80' 1994 Sabre model mobile home has 3 bedrooms, 2 full bathrooms, nice sized living room, spacious kitchen with appliances that stay, sun-filled dining area, and main floor laundry with washer and dryer that remain with home for new owner. You will love the location of this home in the park! The lot lease amount is $410 per month paid to the Park owner for the lot space. General lot lease agreement and standard background check are required for purchase and occupancy. Cash buyers will work best for this type of purchase.

17. 2026-04-08
    listed $29,000 New 583-char remark

    Show marketing remark (583 chars)

    New Price! No need to look any further this large 16' x 80' 1994 Sabre model mobile home has 3 bedrooms, 2 full bathrooms, nice sized living room, spacious kitchen with appliances that stay, sun-filled dining area, and main floor laundry with washer and dryer that remain with home for new owner. You will love the location of this home in the park! The lot lease amount is $410 per month paid to the Park owner for the lot space. General lot lease agreement and standard background check are required for purchase and occupancy. Cash buyers will work best for this type of purchase.

18. 2026-04-01
    historical
19. 2026-01-12
    listed $29,000 New
20. 2004-06-19
    soldstatus $7,000

ⓘ 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: $186 · $15/mo
• Projected year-2 tax: $450 · $37/mo
• Expected delta: +$264/yr (+$22/mo · 142.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,487
• − Mortgage interest: −$1,456
• − Property taxes: −$186
• − Insurance: −$130
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$756
• Taxable income: $11,320
• Est. tax owed @ 24.0%: −$2,717
• After-tax cash flow: $8,356/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

+271.4% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $26,000 GPRMLS
• 2026-04-08 Listed $29,000 GPRMLS
• 2026-04-01 Listing Removed — GPRMLS
• 2026-01-12 Listed $29,000 GPRMLS
• 2004-06-19 Sold (Public Records) $7,000 Public Records

Property tax history

-6.8%/yr

Latest (2025): $186 · -14.6% YoY. Source: county tax records.