714 N 10th St · Beatrice, NE 68310

$130,000

3 bd · 2.0 ba · 1,666 sqft · SingleFamily public records · 30 Days on market

Built 1945 7,000 sqft lot Est $168k · 23% under

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• 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

Charming and well-maintained, this inviting 2-bedroom, 2-bath home offers the perfect blend of character and comfort. The interior features a warm and welcoming layout with spacious living areas, abundant natural light, and craftsman style trim giving the home its distinctive charm. Both bedrooms are comfortably sized, and the two bathrooms add convenience and functionality. Outside to enjoy the nicely landscaped yard and a single detached garage with attached patio. Whether you’re a first-time buyer, downsizing, or looking for a move-in-ready home with personality, this property is worth a look.

Key facts

• Craftsman style trim
• Landscaped yard
• Detached garage

Tags

• LANDSCAPED YARD
• DETACHED GARAGE
• ATTACHED PATIO
• CRAFTSMAN STYLE TRIM

Property features AI

Exterior

• Parking: Detached garage with garage door opener (1 covered space / 1 parking total)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; Residential property built in 1945; One-story entry (main living on main floor)
• Construction: Masonite exterior; Composition roof; Concrete perimeter foundation
• Exterior features: Porch and enclosed porch; City lot with public sidewalk and alley access; Sloped yard

Interior

• Kitchen: Range; Kitchen floor with luxury vinyl plank
• Bedrooms: Main-floor primary bedroom (approx. 10.5' x 11.5') with wall-to-wall carpeting; Main-floor second bedroom (approx. 10.5' x 10.5') with wall-to-wall carpeting
• Flooring: Carpet; Vinyl (including luxury vinyl plank)
• Bathrooms: 2 bathrooms total (1 full)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Partially finished full basement
• Laundry & utility: Laundry area with concrete floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 $899 of loan paydown is wiped out by about $4k 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

• It's been on market 30 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $128,050 (1.5% 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. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $168,266
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 N 8 St	0.32mi	3/1.5	1,528 (-8%)	1mo	$230,000	$151	69
1320 Lincoln St	0.26mi	3/2.0	1,865 (+12%)	2mo	$159,900	$86	66
1520 High St	0.50mi	4/2.0 (+1)	1,738 (+4%)	4mo	$220,000	$127	61
910 N 16th Ave	0.48mi	3/2.5	1,802 (+8%)	4mo	$210,000	$117	59
900 Bell St	0.64mi	3/1.0	1,592 (-4%)	3mo	$75,000	$47	56
208 N 16th St	0.61mi	2/2.0 (-1)	1,762 (+6%)	1mo	$170,000	$96	56
1419 Grant St	0.35mi	4/2.0 (+1)	1,456 (-13%)	3mo	$79,000	$54	55
1536 Market St	0.71mi	4/2.0 (+1)	1,612 (-3%)	3mo	$188,000	$117	54
1722 Summit St	0.59mi	3/2.0	1,860 (+12%)	1mo	$180,000	$97	52
1308 Park St	0.60mi	3/2.0	1,882 (+13%)	2mo	$175,000	$93	48
1513 N 16th St	0.70mi	3/1.5	1,824 (+10%)	2mo	$185,000	$101	48
1700 Jackson St	0.60mi	4/2.0 (+1)	1,850 (+11%)	3mo	$205,000	$111	46

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,918
• Equity at exit: $19,383

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $10,092
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $206

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 80%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.39mi
527 Irving St Beatrice, NE	1.0–2.0	1.0–2.0	915	$1,295	$1.42	43d	10	0.54mi

Listing history 16 events

1. 2026-06-19
   days on market $130,000 Active 30 DOM
2. 2026-06-18
   days on market $130,000 Active 29 DOM
3. 2026-06-17
   days on market $130,000 Active 28 DOM
4. 2026-06-16
   days on market $130,000 Active 27 DOM
5. 2026-06-15
   days on market $130,000 Active 26 DOM
6. 2026-06-14
   days on market $130,000 Active 24 DOM
7. 2026-06-12
   days on market $130,000 Active 23 DOM
8. 2026-06-09
   days on market $130,000 Active 20 DOM
9. 2026-06-08
   days on market $130,000 Active 19 DOM
10. 2026-06-07
    days on market $130,000 Active 18 DOM
11. 2026-06-04
    days on market $130,000 Active 14 DOM
12. 2026-06-02
    days on market $130,000 Active 13 DOM
13. 2026-06-01
    days on market $130,000 Active 12 DOM
14. 2026-05-31
    days on market $130,000 Active 11 DOM
15. 2026-05-31
    days on market $130,000 Active 10 DOM
16. 2026-05-18
    listed $130,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,777
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$3,782
• Taxable income: $429
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $2,370/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

1 event — show timeline

• 2026-05-18 Listed $130,000 GPRMLS

Property tax history

-12.0%/yr

Latest (2025): $213 · +26.0% YoY. Source: county tax records.