723 N 9th St · Beatrice, NE 68310

$140,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 57 Days on market

Built 1900 5,625 sqft lot $127/sqft · 65% above area Est $134k · at est.

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +5.5/15.0
• 1% rule +5.1/10.0
• 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

Three bedroom home on corner lot, Main floor laundry, Front porch rear Patio. Owner has Nebraska State Real Estate License

Key facts

• Fenced in area
• Large yard
• Primary bedroom

Tags

• CORNER LOT
• OPEN-CONCEPT LAYOUT
• PRIMARY BEDROOM
• LARGE YARD
• FENCED IN AREA
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Property is not new or a model
• Construction: Vinyl siding; Composition roof; Block foundation; Built in 1900
• Exterior features: Covered patio; Partial wood fencing; City lot on a corner with public sidewalk; Lot dimensions approximately 75' x 75'

Interior

• Kitchen: Laminate flooring; Range; Refrigerator
• Bedrooms: Main floor primary bedroom (13' x 10') with ceiling fan and laminate flooring; Second-floor bedroom (13' x 11') with wall-to-wall carpeting; Second-floor bedroom (13' x 11') with wall-to-wall carpeting and walk-in closet
• Flooring: Carpet; Laminate flooring
• Bathrooms: Two bathrooms total (one full, one half)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry area with laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: schools C-, 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.
• Market conditions: 112 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $968 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 57 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $16k; list at $140k implies a 775% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.01% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (median comp): $134,053
• List price: $140,000
• Delta: 4.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 N 12th St	0.22mi	2/1.0 (-1)	1,070 (-3%)	1mo	$165,000	$154	79
1209 Grant St	0.34mi	2/1.0 (-1)	1,040 (-6%)	1mo	$159,000	$153	69
1416 N 11th St	0.50mi	3/1.0	1,040 (-6%)	3mo	$148,900	$143	65
121 S 13th St	0.66mi	3/1.5	1,119 (+2%)	5mo	$138,000	$123	60
1315 Summit St	0.34mi	2/1.0 (-1)	1,209 (+10%)	8mo	$145,000	$120	56
914 Bell St	0.67mi	2/1.0 (-1)	1,050 (-4%)	3mo	$113,000	$108	54
817 Bell St	0.70mi	3/1.0	1,022 (-7%)	4mo	$148,500	$145	52
508 N 12th St	0.30mi	2/1.0 (-1)	952 (-14%)	8mo	$139,000	$146	52
1109 Pelham	0.65mi	3/1.0	1,216 (+10%)	3mo	$120,000	$99	50
1509 Grant St	0.51mi	4/1.0 (+1)	1,212 (+10%)	8mo	$80,000	$66	48
1017 Ella St	0.50mi	2/2.0 (-1)	950 (-14%)	1mo	$83,000	$87	44
709 Ella St	0.49mi	2/1.0 (-1)	936 (-15%)	9mo	$70,000	$75	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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,047
• Equity at exit: $20,874

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $18,166
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,419 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $278

Break-even live

Break-even rent $1,067

Max offer price $140,000

Occupancy floor 75%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	44d	1	0.33mi
527 Irving St Beatrice, NE	1.0–2.0	1.0–2.0	915	$1,295	$1.42	44d	10	0.43mi
1212 Elk St Beatrice, NE	2.0	2.0	816	$1,550	$1.90	44d	1	0.49mi

Listing history 18 events

1. 2026-06-19
   days on market $140,000 Active 57 DOM
2. 2026-06-18
   days on market $140,000 Active 56 DOM
3. 2026-06-17
   days on market $140,000 Active 55 DOM
4. 2026-06-16
   days on market $140,000 Active 54 DOM
5. 2026-06-15
   days on market $140,000 Active 53 DOM
6. 2026-06-14
   days on market $140,000 Active 51 DOM
7. 2026-06-12
   days on market $140,000 Active 50 DOM
8. 2026-06-09
   days on market $140,000 Active 47 DOM
9. 2026-06-08
   days on market $140,000 Active 46 DOM
10. 2026-06-07
    days on market $140,000 Active 45 DOM
11. 2026-06-04
    days on market $140,000 Active 41 DOM
12. 2026-06-02
    days on market $140,000 Active 40 DOM
13. 2026-06-01
    days on market $140,000 Active 39 DOM
14. 2026-05-31
    days on market $140,000 Active 38 DOM
15. 2026-05-31
    days on market $140,000 Active 37 DOM
16. 2026-04-21
    listed $140,000 New 822-char remark
17. 2017-03-10
    soldstatus $16,000 122-char remark

    Show marketing remark (122 chars)

    Three bedroom home on corner lot, Main floor laundry, Front porch rear Patio. Owner has Nebraska State Real Estate License

18. 2016-05-06
    listed $19,900 122-char remark

    Show marketing remark (122 chars)

    Three bedroom home on corner lot, Main floor laundry, Front porch rear Patio. Owner has Nebraska State Real Estate License

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $2,422 · $202/mo
• Expected delta: +$1,817/yr (+$151/mo · 300.6%)

ⓘ 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 3/10 Moderate
• 🌡 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: $17,023
• − Mortgage interest: −$7,842
• − Property taxes: −$605
• − Insurance: −$700
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$4,073
• Taxable income: $1,080
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $3,075/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

+603.5% since first listed

3 events — show timeline

• 2026-04-21 Listed $140,000 GPRMLS
• 2017-03-10 Sold (MLS) $16,000 GPRMLS
• 2016-05-06 Listed $19,900 GPRMLS

Property tax history

-1.0%/yr

Latest (2025): $605 · -17.4% YoY. Source: county tax records.