817 N 12th St · Beatrice, NE 68310

$159,900

2 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 3 Days on market

Built 1945 10,498 sqft lot Est $132k · 21% over

---

Why this score? — see what drove the F 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 +14.5/30.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

817 N 12th is oozing with character and personality from the inside-out with undeniable curb-appeal! This Tudor-inspired, cottage-like charmer has 2 bedrms, 1 bathrm, main floor laundry, original wood floors, beautiful french doors & a sun porch that's a seemless extension of your living space; which is perfect for morning coffee, a reading nook or a home office. The partial basement offers additional space, storage and shelter during our Nebarska storms. The property sits on a huge lot that measures almost a quarter of an acre, has a brand-new concrete driveway, parking pad & back patio, the exterior is freshly painted & the roof/gutters/soffit/fascia are only a year old.

Key facts

• Sun porch
• Partial basement
• Original wood floors

Tags

• ORIGINAL WOOD FLOORS
• BEAUTIFUL FRENCH DOORS
• SUN PORCH
• PARTIAL BASEMENT
• HUGE LOT
• BRAND-NEW CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $35 ($421/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 $134k (16.2% below list).
• Recommended offer: $134k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 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 $1k of loan paydown is wiped out by about $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,001 (16.2% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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?
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: 0.84% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $131,610
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 N 12th St	0.00mi	2/1.0	1,070 (0%)	1mo	$165,000	$154	99
1209 Grant St	0.28mi	2/1.0	1,040 (-3%)	1mo	$159,000	$153	82
1416 N 11th St	0.42mi	3/1.0 (+1)	1,040 (-3%)	3mo	$148,900	$143	68
1315 Summit St	0.12mi	2/1.0	1,209 (+13%)	8mo	$145,000	$120	66
508 N 12th St	0.23mi	2/1.0	952 (-11%)	8mo	$139,000	$146	64
923 N 5th St	0.51mi	2/1.0	1,048 (-2%)	10mo	$110,000	$105	64
1902 High St	0.69mi	2/1.0	1,052 (-2%)	5mo	$150,000	$143	61
914 Bell St	0.74mi	2/1.0	1,050 (-2%)	3mo	$113,000	$108	60
1017 Ella St	0.54mi	2/2.0	950 (-11%)	1mo	$83,000	$87	51
121 S 13th St	0.65mi	3/1.5 (+1)	1,119 (+5%)	5mo	$138,000	$123	51
709 Ella St	0.62mi	2/1.0	936 (-12%)	9mo	$70,000	$75	43
425 N 19th St	0.64mi	1/1.0 (-1)	912 (-15%)	5mo	$50,000	$55	36

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-23,705
• Equity at exit: $23,842

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-17,886
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $35

Break-even live

Break-even rent $1,296

Max offer price $159,900

Occupancy floor 92%

Sensitivity live

Price	-10% $126	-5% $80	+0% $35	+5% $-10	+10% $-55
Rent	-10% $-71	-5% $-18	+0% $35	+5% $88	+10% $141
Rate	-1.0pp $116	-0.5pp $76	base $35	+0.5pp $-6	+1.0pp $-48

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 N 10th St Beatrice, NE	3.0	2.0	1464	$1,500	$1.02	45d	1	0.35mi
1212 Elk St Beatrice, NE	2.0	2.0	816	$1,550	$1.90	45d	1	0.41mi
527 Irving St Beatrice, NE	1.0–2.0	1.0–2.0	915	$1,295	$1.42	45d	10	0.55mi

Listing history 2 events

1. 2026-04-26
   status Pending
2. 2026-04-23
   listed $159,900 New

ⓘ 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: $1,420 · $118/mo
• Projected year-2 tax: $2,766 · $231/mo
• Expected delta: +$1,346/yr (+$112/mo · 94.8%)

ⓘ 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 2/10 Low
• 🌡 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: $16,080
• − Mortgage interest: −$8,957
• − Property taxes: −$1,420
• − Insurance: −$800
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$4,652
• Taxable loss: −$2,321
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $978/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

2 events — show timeline

• 2026-04-26 Pending — GPRMLS
• 2026-04-23 Listed $159,900 GPRMLS

Property tax history

+0.6%/yr

Latest (2025): $1,420 · -16.8% YoY. Source: county tax records.