901 N 12th St · Beatrice, NE 68310

$123,900

2 bd · 1.0 ba · 1,067 sqft · SingleFamily public records · 39 Days on market

Built 1941 7,000 sqft lot $116/sqft · 13% below area Est $142k · 13% under

---

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 +25.9/30.0
• ARV discount +13.2/15.0
• DSCR +8.7/10.0
• 1% rule +5.8/10.0
• 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

Contract Pending Welcome to this cute three bed one bath home located in the heart of Beatrice. This beautifully maintained home has all the big upgrades completed for comfortable living! New electrical throughout, recently installed HVAC and AC unit, new furnace, newer roof, doors, and more! Conveniently located near parks this large corner lot offers plenty of space for outdoor activities! With attached garage and large shed in back, you will have plenty of room for storage. With all the big ticket items new and improved you don't want to miss out on the gem!

Key facts

• New furnace
• Large corner lot
• Attached garage

Tags

• NEW ELECTRICAL
• RECENTLY INSTALLED HVAC
• NEW FURNACE
• NEWER ROOF
• LARGE CORNER LOT
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached 1-car garage; One covered parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Not new / not a model; One story; Entry level on main floor
• Construction: Built in 1941; Slab foundation
• Exterior features: Patio; Shed(s); City lot up to 1/4 acre (approximately 0.16 acres, 50' x 140')

Interior

• Kitchen: Range; Refrigerator; Microwave
• Bedrooms: Master bedroom on main floor; Other bedrooms on main floor
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: No fireplaces; Patio
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $120k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 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: 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 $857 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 39 days — a 3% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,183 (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. Built in 1941 — 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: 1.08% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (median comp): $141,991
• List price: $123,900
• Delta: -12.74%
• 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
817 N 12th St	0.04mi	2/1.0	1,070 (+0%)	1mo	$165,000	$154	97
1209 Grant St	0.32mi	2/1.0	1,040 (-2%)	1mo	$159,000	$153	80
1416 N 11th St	0.38mi	3/1.0 (+1)	1,040 (-2%)	3mo	$148,900	$143	71
1315 Summit St	0.12mi	2/1.0	1,209 (+13%)	8mo	$145,000	$120	65
923 N 5th St	0.50mi	2/1.0	1,048 (-2%)	10mo	$110,000	$105	65
508 N 12th St	0.27mi	2/1.0	952 (-11%)	8mo	$139,000	$146	63
1902 High St	0.71mi	2/1.0	1,052 (-1%)	5mo	$150,000	$143	60
1017 Ella St	0.58mi	2/2.0	950 (-11%)	1mo	$83,000	$87	50
121 S 13th St	0.69mi	3/1.5 (+1)	1,119 (+5%)	5mo	$138,000	$123	48
1506 Grant St	0.37mi	3/1.0 (+1)	1,220 (+14%)	10mo	$60,000	$49	45
709 Ella St	0.65mi	2/1.0	936 (-12%)	9mo	$70,000	$75	42
425 N 19th St	0.66mi	1/1.0 (-1)	912 (-14%)	5mo	$50,000	$55	36

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-824
• Equity at exit: $18,474

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $23,953
• Equity at exit: $10,713

Cash invested: $34,692 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$51 /mo · $618/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $303

Break-even live

Break-even rent $953

Max offer price $123,900

Occupancy floor 72%

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: $30,975
• Closing costs: $3,717
• 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	0.28mi
1212 Elk St Beatrice, NE	2.0	2.0	816	$1,550	$1.90	44d	1	0.48mi
527 Irving St Beatrice, NE	1.0–2.0	1.0–2.0	915	$1,295	$1.42	44d	10	0.50mi

Listing history 11 events

1. 2026-06-09
   statusdays on market $123,900 Pending 39 DOM
2. 2026-06-08
   days on market $123,900 Active 38 DOM
3. 2026-06-07
   days on market $123,900 Active 37 DOM
4. 2026-06-04
   days on market $123,900 Active 33 DOM
5. 2026-06-02
   days on market $123,900 Active 32 DOM
6. 2026-06-01
   days on market $123,900 Active 31 DOM
7. 2026-05-31
   days on market $123,900 Active 30 DOM
8. 2026-05-31
   days on market $123,900 Active 29 DOM
9. 2026-05-01
   listed $123,900 New 567-char remark
10. 2024-07-09
    soldstatus $85,000
11. 2000-10-08
    soldstatus $26,500

ⓘ 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: $618 · $51/mo
• Projected year-2 tax: $2,143 · $179/mo
• Expected delta: +$1,526/yr (+$127/mo · 247.1%)

ⓘ 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 ≥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: $16,038
• − Mortgage interest: −$6,940
• − Property taxes: −$618
• − Insurance: −$620
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$3,604
• Taxable income: $1,690
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $3,230/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

+367.5% since first listed

4 events — show timeline

• 2026-06-09 Pending — GPRMLS
• 2026-05-01 Listed $123,900 GPRMLS
• 2024-07-09 Sold (Public Records) $85,000 Public Records
• 2000-10-08 Sold (Public Records) $26,500 Public Records

Property tax history

-0.6%/yr

Latest (2025): $618 · -18.0% YoY. Source: county tax records.