1300 Garfield St · Beatrice, NE 68310

$150,000

3 bd · 1.0 ba · 1,377 sqft · SingleFamily public records · 30 Days on market

Built 1920 6,752 sqft lot $109/sqft · 16% below area Est $178k · 16% 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 +18.2/30.0
• ARV discount +14.7/15.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• 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

3 Bedroom 2 Bathroom Ranch Style Home with working woodburning fireplace. Move in ready. Fresh paint on exterior and interior. New steel roof after Beatrice Hailstorm installed fall 2023. Central ac, gas furnace, gas hot water heater. Has attached carport, and shares a detached garage with neighboring property. Owner is a licensed real estate professional in the state of Nebraska.

Key facts

• Central ac
• Gas furnace
• Gas hot water heater

Tags

• WORKING WOODBURNING FIREPLACE
• FRESH PAINT ON EXTERIOR
• NEW STEEL ROOF
• CENTRAL AC
• GAS FURNACE
• GAS HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/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 $140k (6.6% below list).
• Recommended offer: $140k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.6% 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: Paddock Lane School (math 27% / reading 37%, grade F, #405 of 502 statewide, top 84%, 409 students, 60% 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: 117 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 $1k 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 ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $150k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,144 (6.6% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.93% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 8.9

CMA / ARV

• ARV (median comp): $178,424
• List price: $150,000
• Delta: -15.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Lincoln St	0.44mi	3/1.5	1,372 (-0%)	2mo	$136,500	$99	75
1309 N 8th St	0.44mi	3/1.0	1,344 (-2%)	4mo	$136,000	$101	72
815 N 8th St	0.40mi	2/1.0 (-1)	1,339 (-3%)	6mo	$125,000	$93	66
815 N 16th St	0.25mi	2/2.5 (-1)	1,420 (+3%)	8mo	$230,000	$162	66
1315 Summit St	0.10mi	2/1.0 (-1)	1,209 (-12%)	8mo	$145,000	$120	63
1106 N 8 St	0.36mi	3/1.5	1,528 (+11%)	1mo	$230,000	$151	62
1908 Park St	0.56mi	3/1.5	1,344 (-2%)	9mo	$139,900	$104	60
1419 Grant St	0.40mi	4/2.0 (+1)	1,456 (+6%)	3mo	$79,000	$54	60
915 N 20th St	0.53mi	3/1.5	1,482 (+8%)	5mo	$208,000	$140	56
1509 N 19th St	0.60mi	4/3.0 (+1)	1,408 (+2%)	4mo	$275,000	$195	52
1700 Elk St	0.63mi	3/1.5	1,298 (-6%)	8mo	$135,000	$104	52
1509 Grant St	0.42mi	4/1.0 (+1)	1,212 (-12%)	8mo	$80,000	$66	49

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-15,670
• Equity at exit: $22,365

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,578
• Equity at exit: $12,969

Cash invested: $42,000 (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: 117
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $136

Break-even live

Break-even rent $1,229

Max offer price $150,000

Occupancy floor 85%

Sensitivity live

Price	-10% $221	-5% $178	+0% $136	+5% $93	+10% $51
Rent	-10% $25	-5% $81	+0% $136	+5% $191	+10% $247
Rate	-1.0pp $211	-0.5pp $174	base $136	+0.5pp $97	+1.0pp $57

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: $37,500
• Closing costs: $4,500
• 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	45d	1	0.30mi
527 Irving St Beatrice, NE	1.0–2.0	1.0–2.0	915	$1,295	$1.42	45d	10	0.55mi

Listing history 8 events

1. 2026-05-14
   status Pending 383-char remark

   Show marketing remark (383 chars)

   3 Bedroom 2 Bathroom Ranch Style Home with working woodburning fireplace. Move in ready. Fresh paint on exterior and interior. New steel roof after Beatrice Hailstorm installed fall 2023. Central ac, gas furnace, gas hot water heater. Has attached carport, and shares a detached garage with neighboring property. Owner is a licensed real estate professional in the state of Nebraska.

2. 2026-05-03
   status Back On Market 383-char remark

   Show marketing remark (383 chars)

   3 Bedroom 2 Bathroom Ranch Style Home with working woodburning fireplace. Move in ready. Fresh paint on exterior and interior. New steel roof after Beatrice Hailstorm installed fall 2023. Central ac, gas furnace, gas hot water heater. Has attached carport, and shares a detached garage with neighboring property. Owner is a licensed real estate professional in the state of Nebraska.

3. 2026-04-20
   status Pending 383-char remark

   Show marketing remark (383 chars)

   3 Bedroom 2 Bathroom Ranch Style Home with working woodburning fireplace. Move in ready. Fresh paint on exterior and interior. New steel roof after Beatrice Hailstorm installed fall 2023. Central ac, gas furnace, gas hot water heater. Has attached carport, and shares a detached garage with neighboring property. Owner is a licensed real estate professional in the state of Nebraska.

4. 2026-04-18
   price $150,000 383-char remark

   Show marketing remark (383 chars)

   3 Bedroom 2 Bathroom Ranch Style Home with working woodburning fireplace. Move in ready. Fresh paint on exterior and interior. New steel roof after Beatrice Hailstorm installed fall 2023. Central ac, gas furnace, gas hot water heater. Has attached carport, and shares a detached garage with neighboring property. Owner is a licensed real estate professional in the state of Nebraska.

5. 2026-03-31
   listed $170,000 New 383-char remark

   Show marketing remark (383 chars)

   3 Bedroom 2 Bathroom Ranch Style Home with working woodburning fireplace. Move in ready. Fresh paint on exterior and interior. New steel roof after Beatrice Hailstorm installed fall 2023. Central ac, gas furnace, gas hot water heater. Has attached carport, and shares a detached garage with neighboring property. Owner is a licensed real estate professional in the state of Nebraska.

6. 2019-09-13
   soldstatus $30,000 503-char remark

   Show marketing remark (503 chars)

   PROPERTY IS BEING SOLD IN AS IS CONDITION WITH ZERO WARRANTIES OR GUARANTEES. SELLER WILL DO NO REPAIRS. THIS HOME HAS A STUCCO/FRAME EXTERIOR, LOCATED ON A NICE CORNER LOT, 3 SLEEPING AREAS ON THE MAIN FLOOR, ENTERING THE FRONT DOOR COULD BE A FAMILY ROOM OR DINING ROOM, LIVING ROOM HAS A FIREPLACE ON THE BACK WALL. FULL FRAMED BASEMENT, TO REPORT ANY CONCERNS WITH A LISTING BROKER/AGENT OR TO REPORT ANY PROPERTY CONDITION OR OTHER CONCERN NEEDING EXCELLERATION PLEASE CALL: 1-877-617-5274

7. 2019-07-19
   listed $32,500 503-char remark

   Show marketing remark (503 chars)

   PROPERTY IS BEING SOLD IN AS IS CONDITION WITH ZERO WARRANTIES OR GUARANTEES. SELLER WILL DO NO REPAIRS. THIS HOME HAS A STUCCO/FRAME EXTERIOR, LOCATED ON A NICE CORNER LOT, 3 SLEEPING AREAS ON THE MAIN FLOOR, ENTERING THE FRONT DOOR COULD BE A FAMILY ROOM OR DINING ROOM, LIVING ROOM HAS A FIREPLACE ON THE BACK WALL. FULL FRAMED BASEMENT, TO REPORT ANY CONCERNS WITH A LISTING BROKER/AGENT OR TO REPORT ANY PROPERTY CONDITION OR OTHER CONCERN NEEDING EXCELLERATION PLEASE CALL: 1-877-617-5274

8. 2004-05-25
   soldstatus $66,000

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $2,595 · $216/mo
• Expected delta: +$1,129/yr (+$94/mo · 77.1%)

ⓘ 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: $16,817
• − Mortgage interest: −$8,402
• − Property taxes: −$1,466
• − Insurance: −$750
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$4,364
• Taxable loss: −$855
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $1,836/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

+127.3% since first listed

8 events — show timeline

• 2026-05-14 Pending — GPRMLS
• 2026-05-03 Relisted — GPRMLS
• 2026-04-20 Pending — GPRMLS
• 2026-04-18 Price Changed $150,000 GPRMLS
• 2026-03-31 Listed $170,000 GPRMLS
• 2019-09-13 Sold (MLS) $30,000 GPRMLS
• 2019-07-19 Listed $32,500 GPRMLS
• 2004-05-25 Sold (Public Records) $66,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,466 · -16.0% YoY. Source: county tax records.