2409 Arapahoe Trl · Beatrice, NE 68310

$14,000

2 bd · 1.0 ba · 744 sqft · Manufactured public records · 229 Days on market

Built 1969 ↓ 30% since listing

---

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 +7.5/15.0
• 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!! Here could be the answer to your home shopping search! This 12' x 61' Freshly Painted 1969 mobile home has 2 bedrooms, 1 full bathroom, nice sized living room, spacious kitchen, sun-filled dining area, and main floor laundry. Plus a brand new on-demand hot water heater! Check it out -- this home provides a covered porch area for relaxing, a brick flowerbed planter, and a concrete driveway for your vehicle. Plus garden storage shed! The lot lease amount is $410 per month paid to the Park owner for the lot space. Passing the standard background check and general lot lease agreement are required for purchase and occupancy. Mobile home can't be moved from its current address. Cash buyers will work best for this type of purchase.

Key facts

• Covered porch area
• Concrete driveway
• Built 1969

Tags

• COVERED PORCH AREA
• BRICK FLOWERBED PLANTER
• CONCRETE DRIVEWAY
• ON-DEMAND HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $14k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.
• Cap rate 75.3% 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: 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; 1 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 $97 of loan paydown is wiped out by about $420 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 3315% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $12,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 8.03% ✓
• Cap rate: 75.32%
• Cash-on-cash: 246.53%
• DSCR: 11.97
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 13.51×
• Total profit: $49,031
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 28.75×
• Total profit: $108,776
• Equity at exit: $1,210

Cash invested: $3,920 (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: 1.0×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$73
• Tax from tax record: −$4 /mo · $46/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $805

Break-even live

Break-even rent $105

Max offer price $14,000

Occupancy floor 23%

Sensitivity live

Price	-10% $813	-5% $809	+0% $805	+5% $801	+10% $797
Rent	-10% $716	-5% $761	+0% $805	+5% $850	+10% $894
Rate	-1.0pp $812	-0.5pp $809	base $805	+0.5pp $802	+1.0pp $798

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	45d	10	0.81mi

Listing history 20 events

1. 2026-06-19
   days on market $14,000 Active 229 DOM
2. 2026-06-18
   days on market $14,000 Active 228 DOM
3. 2026-06-17
   days on market $14,000 Active 227 DOM
4. 2026-06-16
   days on market $14,000 Active 226 DOM
5. 2026-06-15
   days on market $14,000 Active 225 DOM
6. 2026-06-14
   days on market $14,000 Active 223 DOM
7. 2026-06-12
   days on market $14,000 Active 222 DOM
8. 2026-06-09
   days on market $14,000 Active 219 DOM
9. 2026-06-08
   days on market $14,000 Active 218 DOM
10. 2026-06-07
    days on market $14,000 Active 217 DOM
11. 2026-06-04
    days on market $14,000 Active 213 DOM
12. 2026-06-02
    days on market $14,000 Active 212 DOM
13. 2026-06-01
    days on market $14,000 Active 211 DOM
14. 2026-05-31
    days on market $14,000 Active 210 DOM
15. 2026-05-31
    days on market $14,000 Active 209 DOM
16. 2026-04-24
    price $14,000 750-char remark

    Show marketing remark (750 chars)

    New Price!! Here could be the answer to your home shopping search! This 12' x 61' Freshly Painted 1969 mobile home has 2 bedrooms, 1 full bathroom, nice sized living room, spacious kitchen, sun-filled dining area, and main floor laundry. Plus a brand new on-demand hot water heater! Check it out -- this home provides a covered porch area for relaxing, a brick flowerbed planter, and a concrete driveway for your vehicle. Plus garden storage shed! The lot lease amount is $410 per month paid to the Park owner for the lot space. Passing the standard background check and general lot lease agreement are required for purchase and occupancy. Mobile home can't be moved from its current address. Cash buyers will work best for this type of purchase.

17. 2026-04-04
    historical $410
18. 2026-02-18
    price $19,000 750-char remark

    Show marketing remark (750 chars)

    New Price!! Here could be the answer to your home shopping search! This 12' x 61' Freshly Painted 1969 mobile home has 2 bedrooms, 1 full bathroom, nice sized living room, spacious kitchen, sun-filled dining area, and main floor laundry. Plus a brand new on-demand hot water heater! Check it out -- this home provides a covered porch area for relaxing, a brick flowerbed planter, and a concrete driveway for your vehicle. Plus garden storage shed! The lot lease amount is $410 per month paid to the Park owner for the lot space. Passing the standard background check and general lot lease agreement are required for purchase and occupancy. Mobile home can't be moved from its current address. Cash buyers will work best for this type of purchase.

19. 2025-11-28
    listed $410
20. 2025-11-01
    listed $20,000 New 750-char remark

    Show marketing remark (750 chars)

    New Price!! Here could be the answer to your home shopping search! This 12' x 61' Freshly Painted 1969 mobile home has 2 bedrooms, 1 full bathroom, nice sized living room, spacious kitchen, sun-filled dining area, and main floor laundry. Plus a brand new on-demand hot water heater! Check it out -- this home provides a covered porch area for relaxing, a brick flowerbed planter, and a concrete driveway for your vehicle. Plus garden storage shed! The lot lease amount is $410 per month paid to the Park owner for the lot space. Passing the standard background check and general lot lease agreement are required for purchase and occupancy. Mobile home can't be moved from its current address. Cash buyers will work best for this type of purchase.

ⓘ 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: $46 · $4/mo
• Projected year-2 tax: $242 · $20/mo
• Expected delta: +$196/yr (+$16/mo · 424.5%)

ⓘ 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: $13,495
• − Mortgage interest: −$784
• − Property taxes: −$46
• − Insurance: −$70
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$407
• Taxable income: $10,028
• Est. tax owed @ 24.0%: −$2,407
• After-tax cash flow: $7,257/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

-30.0% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $14,000 GPRMLS
• 2026-04-04 Rental Removed $410 BUILDIUM
• 2026-02-18 Price Changed $19,000 GPRMLS
• 2025-11-28 Listed for Rent $410 BUILDIUM
• 2025-11-01 Listed $20,000 GPRMLS

Property tax history

-3.1%/yr

Latest (2025): $46 · -22.3% YoY. Source: county tax records.