1630 Scott St · Beatrice, NE 68310

$175,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 16 Days on market

Built 1925 8,250 sqft lot Est $133k · 32% over

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Why this score? — see what drove the D- 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 +16.5/30.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 1-bath home! You'll love the updated kitchen, offering a fresh and functional space for everyday living. The home's inviting layout makes it easy to feel right at home. The third bedroom is located in the loft area, providing a unique and versatile space that could also be used as a home office, playroom, or guest retreat. Newer siding and a newer roof add to the home's appeal and value. A detached two-stall garage and a large driveway give you plenty of room for parking, guests, or extra storage. Whether you're looking for your first home or a place to downsize, this adorable property is one you won't want to miss! Come take a look and fall in love

Key facts

• Newer roof
• Inviting layout
• Newer siding

Tags

• UPDATED KITCHEN
• INVITING LAYOUT
• LOFT AREA
• NEWER SIDING
• NEWER ROOF
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage (2 spaces); 2 covered parking spaces; Total parking for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; One and one-half stories; Not new / not a model
• Construction: Vinyl siding; Composition roof; Block foundation; Built in 1925
• Exterior features: Porch; City lot; Lot approximately 55 x 150 (about 0.189 acre)

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Microwave; Laminate flooring in the kitchen
• Bedrooms: Primary bedroom on the main floor with wall-to-wall carpeting and ceiling fan; Second bedroom on the main floor with wall-to-wall carpeting and ceiling fan; Third bedroom on the second floor
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (main floor)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry area with concrete floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $145k (17.4% below list).
• Recommended offer: $145k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 16 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $175k implies a 600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,613 (17.4% below list)

Questions for the listing agent

1. Built in 1925 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $133,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Elk St	0.35mi	3/1.5	1,298 (+5%)	8mo	$135,000	$104	66
220 S 20th St	0.22mi	3/2.0	1,145 (-7%)	11mo	$135,000	$118	64
1223 Market St	0.38mi	3/2.0	1,328 (+8%)	2mo	$140,000	$105	64
1506 Grant St	0.58mi	3/1.0	1,220 (-1%)	10mo	$60,000	$49	63
1509 Grant St	0.54mi	4/1.0 (+1)	1,212 (-2%)	8mo	$80,000	$66	60
121 S 13th St	0.39mi	3/1.5	1,119 (-9%)	5mo	$138,000	$123	60
1423 High St	0.46mi	4/1.0 (+1)	1,282 (+4%)	12mo	$187,500	$146	57
1733 Market St	0.11mi	2/1.5 (-1)	1,414 (+15%)	8mo	$149,000	$105	57
406 S 11th St	0.48mi	2/2.0 (-1)	1,218 (-1%)	13mo	$157,000	$129	56
1712 Ella St	0.28mi	4/2.0 (+1)	1,356 (+10%)	13mo	$80,000	$59	50
1902 High St	0.45mi	2/1.0 (-1)	1,052 (-15%)	5mo	$150,000	$143	46
914 Bell St	0.60mi	2/1.0 (-1)	1,050 (-15%)	3mo	$113,000	$108	40

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-21,961
• Equity at exit: $26,093

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-11,114
• Equity at exit: $15,131

Cash invested: $49,000 (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: 112
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $102

Break-even live

Break-even rent $1,317

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $201	-5% $151	+0% $102	+5% $52	+10% $3
Rent	-10% $-13	-5% $45	+0% $102	+5% $159	+10% $216
Rate	-1.0pp $190	-0.5pp $146	base $102	+0.5pp $56	+1.0pp $10

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1212 Elk St Beatrice, NE	2.0	2.0	816	$1,550	$1.90	45d	1	0.51mi
1215 N 10th St Beatrice, NE	3.0	2.0	1464	$1,500	$1.02	45d	1	1.21mi
527 Irving St Beatrice, NE	1.0–2.0	1.0–2.0	915	$1,295	$1.42	45d	10	1.40mi

Listing history 12 events

1. 2026-06-19
   days on market $175,000 Active 16 DOM
2. 2026-06-18
   days on market $175,000 Active 15 DOM
3. 2026-06-17
   days on market $175,000 Active 14 DOM
4. 2026-06-16
   days on market $175,000 Active 13 DOM
5. 2026-06-15
   days on market $175,000 Active 12 DOM
6. 2026-06-14
   days on market $175,000 Active 10 DOM
7. 2026-06-12
   days on market $175,000 Active 9 DOM
8. 2026-06-09
   days on market $175,000 Active 6 DOM
9. 2026-06-08
   statusdays on market $175,000 Active 5 DOM
10. 2026-06-07
    days on market $175,000 New 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $175,000 New 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: $601 · $50/mo
• Projected year-2 tax: $3,028 · $252/mo
• Expected delta: +$2,426/yr (+$202/mo · 403.6%)

ⓘ 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 5/10 Major
• 🌡 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: $17,354
• − Mortgage interest: −$9,803
• − Property taxes: −$601
• − Insurance: −$875
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$5,091
• Taxable loss: −$1,793
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $1,651/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

+600.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $175,000 GPRMLS
• 2000-07-24 Sold (Public Records) $25,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $601 · -18.6% YoY. Source: county tax records.