120 E 8 St · North Platte, NE 69101

$80,000

4 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 6 Days on market

Built 1910

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT INVESTMENT OPPORTUNITY. HOUSE TO BE SOLD AS IS. NICE KITCHEN, 1 BEDROOM ON THE MAIN AND 3 BEDROOMS UP.

Key facts

• Built 1910
• Listed 6 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence (Residential property)
• Construction: Frame construction with wood siding
• Exterior features: Composition roof

Interior

• Bathrooms: One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.5% 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; 1 comparable units currently listed for rent nearby; 66 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1910 — 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. 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?
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: 1.73% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.20%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $186,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 E 13th St	0.36mi	3/2.0 (-1)	1,540 (+3%)	2mo	$213,000	$138	67
423 W 10th St	0.35mi	3/2.0 (-1)	1,372 (-8%)	5mo	$180,000	$131	58
621 W 4th St	0.57mi	3/2.0 (-1)	1,500 (+1%)	11mo	$188,000	$125	54
611 N Garfield Ave	0.61mi	3/1.0 (-1)	1,528 (+3%)	11mo	$125,000	$82	53
215 E 8th St	0.06mi	5/2.0 (+1)	1,680 (+13%)	17mo	$179,000	$107	52
919 N Jessie Ave	0.57mi	3/2.0 (-1)	1,608 (+8%)	1mo	$180,000	$112	50
801 E 3rd St	0.61mi	4/2.0	1,527 (+2%)	16mo	$165,000	$108	50
103 S Walnut St	0.62mi	3/2.0 (-1)	1,598 (+7%)	4mo	$140,000	$88	47
714 E 13th St	0.50mi	3/1.0 (-1)	1,315 (-12%)	14mo	$165,000	$125	41
1115 E 13th St	0.73mi	3/2.0 (-1)	1,404 (-6%)	10mo	$180,000	$128	39
414 W 3rd St	0.56mi	3/2.0 (-1)	1,388 (-7%)	20mo	$223,500	$161	37
1122 E 9th St	0.66mi	3/1.0 (-1)	1,292 (-13%)	13mo	$145,000	$112	32

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: 23.6%
• Equity multiple: 1.97×
• Total profit: $21,774
• Equity at exit: $11,928

10-year hold

• IRR: 31.5%
• Equity multiple: 3.85×
• Total profit: $63,738
• Equity at exit: $6,917

Cash invested: $22,400 (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 69101

• Active inventory: 190
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $545

Break-even live

Break-even rent $692

Max offer price $80,000

Occupancy floor 56%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 S Bryan Ave North Platte, NE	1.0–3.0	1.0–3.0	905	$1,125	$1.24	43d	1	1.24mi

Listing history 7 events

1. 2026-06-17
   status $80,000 Pending 6 DOM
2. 2026-06-17
   days on market $80,000 Active 6 DOM
3. 2026-06-16
   days on market $80,000 Active 5 DOM
4. 2026-06-15
   days on market $80,000 Active 4 DOM
5. 2026-06-14
   days on market $80,000 Active 2 DOM
6. 2026-06-12
   remarks 108-char remark
7. 2026-06-12
   listed $80,000 Active 1 DOM

ⓘ 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: $1,128 · $94/mo
• Projected year-2 tax: $1,384 · $115/mo
• Expected delta: +$256/yr (+$21/mo · 22.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $16,587
• − Mortgage interest: −$4,481
• − Property taxes: −$1,128
• − Insurance: −$400
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$2,327
• Taxable income: $5,597
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $5,198/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: 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

+27.4% since first listed

10 events — show timeline

• 2026-05-20 Listed $80,000 LCBR
• 2025-10-30 Price Changed $90,000 LCBR
• 2025-09-22 Price Changed $100,000 LCBR
• 2025-06-04 Listed $110,000 LCBR
• 2020-06-30 Sold (Public Records) $410,000 Public Records
• 2020-06-30 Sold (Public Records) $410,000 Public Records
• 2012-04-10 Sold (Public Records) $315,000 Public Records
• 2011-09-07 Sold (Public Records) $40,000 Public Records
• 2006-04-21 Sold (Public Records) $62,337 Public Records
• 2004-04-02 Sold (Public Records) $62,800 Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,128 · +18.5% YoY. Source: county tax records.