3301 W 2nd St · North Platte, NE 69101

$59,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 39 Days on market

Built 1996 $49/sqft · 55% above area

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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 MLS

12’x10’ composite deck at front door Upgrade with Hardy board exterior All stainless appliances gas stove, range hood, dishwasher, refrigerator with ice/water & washer & dryer Central air & heat Large walk in shower Metal skirting, 2x6 exterior walls, double pane low E windows 16’x76’ Appraised at $145,000 selling at $110,000

Key facts

• Built 1996
• Listed 38 days

Property features AI

Exterior

• Home design: Manufactured home (residential)
• Exterior features: Deck; Shed(s)

Interior

• Flooring: Laminate flooring
• Heating & cooling: Forced air heating
• Interior features: Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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: 191 active listings in the ZIP; 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 $408 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 9y ago 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.
• Current owner paid $18k; list at $59k implies a 228% gain — meaningful room to come down on a strong offer.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.11% ✓
• Cap rate: 17.96%
• Cash-on-cash: 41.67%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (median comp): $38,067
• List price: $59,000
• Delta: 54.99%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3301 W 2nd St. #30	0.06mi	2/2.0 (-1)	1,140 (-5%)	1mo	$60,000	$53	83
2702 Pawnee Ave	0.43mi	3/2.0	1,262 (+5%)	6mo	$199,000	$158	66
207 W Redwood Dr	0.58mi	3/1.0	1,224 (+2%)	1mo	$235,000	$192	64
2721 W 8th St	0.64mi	3/2.0	1,188 (-1%)	5mo	$124,000	$104	64
2711 W A St	0.53mi	3/1.0	1,119 (-7%)	2mo	$193,500	$173	58
2210 W 4th St	0.68mi	3/1.0	1,232 (+3%)	3mo	$165,000	$134	57
2120 W 3rd St	0.71mi	3/2.0	1,227 (+2%)	8mo	$190,000	$155	57
3105 W 9th St	0.65mi	3/2.0	1,316 (+10%)	2mo	$138,000	$105	52
2314 Beverly Blvd	0.75mi	3/1.0	1,121 (-7%)	8mo	$190,000	$169	44
2311 W 5th St	0.65mi	3/1.0	1,064 (-11%)	4mo	$165,000	$155	43
2208 W 1st St	0.69mi	2/1.0 (-1)	1,071 (-11%)	0mo	$185,000	$173	40
2221 Alpha St	0.67mi	2/1.0 (-1)	1,022 (-15%)	4mo	$154,500	$151	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: 38.3%
• Equity multiple: 2.63×
• Total profit: $26,998
• Equity at exit: $8,797

10-year hold

• IRR: 44.8%
• Equity multiple: 5.28×
• Total profit: $70,637
• Equity at exit: $5,101

Cash invested: $16,520 (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: 191
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $574

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 49%

Sensitivity live

Price	-10% $614	-5% $594	+0% $574	+5% $553	+10% $533
Rent	-10% $476	-5% $525	+0% $574	+5% $623	+10% $672
Rate	-1.0pp $603	-0.5pp $589	base $574	+0.5pp $558	+1.0pp $543

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-21
   days on market $59,000 Active 39 DOM
2. 2026-06-19
   days on market $59,000 Active 37 DOM
3. 2026-06-18
   days on market $59,000 Active 36 DOM
4. 2026-06-17
   days on market $59,000 Active 35 DOM
5. 2026-06-16
   days on market $59,000 Active 34 DOM
6. 2026-06-15
   days on market $59,000 Active 33 DOM
7. 2026-06-14
   days on market $59,000 Active 31 DOM
8. 2026-06-12
   days on market $59,000 Active 30 DOM
9. 2026-06-09
   days on market $59,000 Active 27 DOM
10. 2026-06-08
    days on market $59,000 Active 26 DOM
11. 2026-06-07
    days on market $59,000 Active 25 DOM
12. 2026-06-07
    days on market $59,000 Active 24 DOM
13. 2026-06-03
    days on market $59,000 Active 21 DOM
14. 2026-06-02
    days on market $59,000 Active 20 DOM
15. 2026-06-01
    days on market $59,000 Active 19 DOM
16. 2026-05-31
    days on market $59,000 Active 18 DOM
17. 2026-05-30
    days on market $59,000 Active 17 DOM
18. 2026-05-13
    listed $59,000 Active 196-char remark
19. 2026-05-12
    listed $110,000 Active 423-char remark

    Show marketing remark (423 chars)

    12’x10’ composite deck at front door Upgrade with Hardy board exterior All stainless appliances gas stove, range hood, dishwasher, refrigerator with ice/water & washer & dryer Central air & heat Large walk in shower Metal skirting, 2x6 exterior walls, double pane low E windows 16’x76’ Appraised at $145,000 selling at $110,000

20. 2025-10-22
    price $60,000
21. 2025-09-24
    soldstatus $18,000 Closed
22. 2025-09-05
    status Pending
23. 2025-09-02
    listed $18,000 Active
24. 2025-06-11
    soldstatus $25,000
25. 2025-06-03
    listed $26,000
26. 2025-05-16
    soldstatus $31,000 Closed
27. 2025-05-02
    status Pending
28. 2025-04-18
    listed $35,000 Active
29. 2025-02-10
    price $40,000
30. 2025-01-23
    price $44,500
31. 2024-11-26
    price $47,000
32. 2024-10-25
    price $49,500
33. 2024-06-20
    soldstatus $74,500 Closed
34. 2024-05-02
    status Pending
35. 2024-05-01
    status Active
36. 2024-04-29
    status Pending
37. 2024-04-23
    price $73,000
38. 2024-03-08
    listed $76,000 Active
39. 2023-06-30
    soldstatus $43,000 Closed
40. 2023-04-21
    status Pending
41. 2023-04-11
    listed $45,000 Active
42. 2022-11-22
    soldstatus $65,000
43. 2022-08-04
    listed $69,900
44. 2021-03-01
    soldstatus $20,000
45. 2020-09-22
    listed $27,000
46. 2018-03-16
    soldstatus $28,000
47. 2017-11-08
    listed $30,000
48. 2017-09-29
    soldstatus $28,500
49. 2017-09-11
    listed $27,500

ⓘ 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

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,908
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$1,716
• Taxable income: $6,322
• Est. tax owed @ 24.0%: −$1,517
• After-tax cash flow: $5,367/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

+114.5% since first listed

32 events — show timeline

• 2026-05-13 Listed $59,000 LCBR
• 2026-05-12 Listed $110,000 FSBO.com
• 2025-10-22 Price Changed $60,000 LCBR
• 2025-09-24 Sold (MLS) $18,000 LCBR
• 2025-09-05 Pending — LCBR
• 2025-09-02 Listed $18,000 LCBR
• 2025-06-11 Sold (MLS) $25,000 LCBR
• 2025-06-03 Listed $26,000 LCBR
• 2025-05-16 Sold (MLS) $31,000 LCBR
• 2025-05-02 Pending — LCBR
• 2025-04-18 Listed $35,000 LCBR
• 2025-02-10 Price Changed $40,000 LCBR
• 2025-01-23 Price Changed $44,500 LCBR
• 2024-11-26 Price Changed $47,000 LCBR
• 2024-10-25 Price Changed $49,500 LCBR
• 2024-06-20 Sold (MLS) $74,500 LCBR
• 2024-05-02 Pending — LCBR
• 2024-05-01 Relisted — LCBR
• 2024-04-29 Pending — LCBR
• 2024-04-23 Price Changed $73,000 LCBR
• 2024-03-08 Listed $76,000 LCBR
• 2023-06-30 Sold (MLS) $43,000 LCBR
• 2023-04-21 Pending — LCBR
• 2023-04-11 Listed $45,000 LCBR
• 2022-11-22 Sold (MLS) $65,000 LCBR
• 2022-08-04 Listed $69,900 LCBR
• 2021-03-01 Sold (MLS) $20,000 LCBR
• 2020-09-22 Listed $27,000 LCBR
• 2018-03-16 Sold (MLS) $28,000 LCBR
• 2017-11-08 Listed $30,000 LCBR
• 2017-09-29 Sold (MLS) $28,500 LCBR
• 2017-09-11 Listed $27,500 LCBR