2417 Avenue A · Scottsbluff, NE 69361

$119,000

3 bd · 2.0 ba · 1,704 sqft · SingleFamily public records · 223 Days on market

Built 1925 7,000 sqft lot Est $232k · 49% under

---

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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 7,000 sq ft lot
• 2 garage spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.1% in Scottsbluff — 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 (#127 in NE, #4,862 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities D-.
• Scottsbluff Public Schools (town): math 45% / reading 41% proficiency, ranked #89 of 111 in NE (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Heights Elementary Sch (math 47% / reading 32%, grade F, #346 of 502 statewide, top 74%, 316 students, 0% FRL); Bluffs Middle School (math 40% / reading 38%, grade F, #95 of 128 statewide, top 76%, 785 students, 63% FRL); Scottsbluff Senior High School (math 37% / reading 56%, grade D-, #144 of 261 statewide, top 55%, 1,118 students, 57% FRL).
• Market conditions: 103 active listings in the ZIP; 33 units permitted in Scotts Bluff County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Scotts Bluff County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 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 1925 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.05% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $231,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2405 Avenue A	0.03mi	4/2.0 (+1)	1,680 (-1%)	7mo	$175,000	$104	86
2113 4th Ave	0.41mi	3/2.0	1,480 (-13%)	2mo	$270,000	$182	58
1609 Ave F	0.68mi	4/2.0 (+1)	1,788 (+5%)	4mo	$190,000	$106	52
2124 Avenue D	0.31mi	3/3.0	1,460 (-14%)	8mo	$198,000	$136	51
613 E 28th St	0.60mi	3/2.0	1,502 (-12%)	3mo	$155,000	$103	50
501 E 24th St	0.43mi	3/2.0	1,472 (-14%)	9mo	$239,500	$163	50
2420 Circle Dr	0.52mi	2/2.0 (-1)	1,528 (-10%)	6mo	$269,500	$176	49
2502 Circle Dr	0.52mi	2/2.0 (-1)	1,528 (-10%)	9mo	$269,000	$176	46
2514 Circle Dr	0.52mi	2/2.0 (-1)	1,528 (-10%)	9mo	$269,000	$176	46
801 W 26th St	0.53mi	4/2.0 (+1)	1,880 (+10%)	9mo	$159,000	$85	46
2028 Avenue G	0.51mi	3/1.0	1,544 (-9%)	13mo	$170,000	$110	45
1515 3rd Ave	0.69mi	3/2.0	1,512 (-11%)	7mo	$160,000	$106	43

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-8,032
• Equity at exit: $17,743

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $7,529
• Equity at exit: $10,289

Cash invested: $33,320 (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 69361

• Active inventory: 103
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $176

Break-even live

Break-even rent $1,028

Max offer price $119,000

Occupancy floor 81%

Sensitivity live

Price	-10% $244	-5% $210	+0% $176	+5% $143	+10% $109
Rent	-10% $78	-5% $127	+0% $176	+5% $226	+10% $275
Rate	-1.0pp $236	-0.5pp $207	base $176	+0.5pp $146	+1.0pp $114

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2025-04-07
   status Pending
2. 2025-04-07
   price $119,000
3. 2024-12-19
   price $116,000
4. 2024-08-26
   listed $135,000 Active
5. 2024-04-27
   status Pending
6. 2024-04-20
   listed $130,000 Active
7. 2017-03-27
   soldstatus $112,000
8. 2017-03-24
   soldstatus $112,000
9. 2016-11-07
   listed $112,000
10. 2012-06-13
    soldstatus $106,000
11. 2002-12-12
    soldstatus $70,000
12. 1998-04-09
    soldstatus $42,500

ⓘ 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: $1,661 · $138/mo
• Projected year-2 tax: $2,059 · $172/mo
• Expected delta: +$398/yr (+$33/mo · 24.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,015
• − Mortgage interest: −$6,666
• − Property taxes: −$1,661
• − Insurance: −$595
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,462
• Taxable income: $229
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $2,063/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: Scottsbluff Public Schools
• NCES district ID: 3176470
• Math proficiency: 45% ▼ -1.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $40,931
• Composite: 36.14/100
• National rank: #4745
• State rank: #89 of 111 in NE

Livability — Scottsbluff

• Score: 74/100
• State rank: #127
• US rank: #4862

Category grades

Amenities D- Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsbluff, NE
• Population (ZIP): 16,965

Population outlook (Scotts Bluff County) Hauer SSP2

• Today (2025): 35,740 people
• By 2030: 35,229 · -1.4%
• By 2040: 34,160 · -4.4%
• By 2050: 33,656 · -5.8%
• By 2075: 35,257 · -1.4%
• By 2100: 39,158 · +9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 26% Two or more races 12% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Iranian 2% Scotch-Irish 2% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 1%

Political lean MEDSL · Scotts Bluff

• 2024 margin: Solid R (+47.7) · D 25.6% · R 73.4% · Other 1.0%
• 2008→2024 swing: -14.0pp toward R · 2008: -33.7pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+43.5 2016: R+48.9 2012: R+37.7 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -181.96%
• Current HPI: 169.5952
• Rent YoY: —
• Metro: —
• 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

+180.0% since first listed

12 events — show timeline

• 2025-04-07 Pending — WNBOR
• 2025-04-07 Price Changed $119,000 WNBOR
• 2024-12-19 Price Changed $116,000 WNBOR
• 2024-08-26 Listed $135,000 WNBOR
• 2024-04-27 Pending — WNBOR
• 2024-04-20 Listed $130,000 WNBOR
• 2017-03-27 Sold (Public Records) $112,000 Public Records
• 2017-03-24 Sold (MLS) $112,000 WNBOR
• 2016-11-07 Listed $112,000 WNBOR
• 2012-06-13 Sold (Public Records) $106,000 Public Records
• 2002-12-12 Sold (Public Records) $70,000 Public Records
• 1998-04-09 Sold (Public Records) $42,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,661 · +10.0% YoY. Source: county tax records.