307 S Sycamore St · North Platte, NE 69101

$149,900

2 bd · 1.0 ba · 1,852 sqft · SingleFamily public records · 36 Days on market

Built 1920 $81/sqft · 6% above area Est $210k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.2/30.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look at this 3 bedroom, 1 bath home full of character and classic charm! Featuring original woodwork and hardwood flooring. Enjoy new flooring in the kitchen and two of the three bedrooms, along with updated electrical and plumbing for peace of mind. Step outside to a fully fenced backyard with a covered patio, perfect for relaxing or entertaining. A great opportunity with this timeless home, with your special touches to make your own!

Key facts

• Hardwood flooring
• Updated electrical
• New flooring

Tags

• ORIGINAL WOODWORK
• HARDWOOD FLOORING
• NEW FLOORING
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (27.5% below list).
• Recommended offer: $109k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Zoned schools: Mcdonald Elementary School (math 62% / reading 67%, grade B, #78 of 502 statewide, top 18%, 234 students, 36% FRL); Adams Middle School (math 43% / reading 43%, grade D-, #70 of 128 statewide, top 54%, 566 students, 48% FRL); North Platte High School (math 31% / reading 31%, grade F, #231 of 261 statewide, top 88%, 1,212 students, 42% FRL).
• 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,690 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 11.5

CMA / ARV

• ARV (median comp): $210,337
• List price: $149,900
• Delta: -28.73%
• 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
421 1st St	0.25mi	2/2.0	1,904 (+3%)	1mo	$197,000	$103	79
415 W D St	0.12mi	3/1.0 (+1)	1,761 (-5%)	7mo	$155,000	$88	76
620 S Bailey Ave	0.31mi	3/2.0 (+1)	1,702 (-8%)	9mo	$173,000	$102	55
810 W 4 St	0.54mi	3/2.0 (+1)	1,905 (+3%)	7mo	$247,000	$130	55
815 E 3rd St	0.67mi	2/1.0	1,920 (+4%)	10mo	$154,000	$80	54
420 S Maple	0.24mi	3/2.0 (+1)	1,588 (-14%)	6mo	$180,000	$113	51
407 S Chestnut	0.33mi	3/3.0 (+1)	1,663 (-10%)	5mo	$260,000	$156	50
803 S Oak St	0.41mi	3/3.0 (+1)	1,617 (-13%)	1mo	$315,000	$195	46
103 S Walnut St	0.41mi	3/2.0 (+1)	1,598 (-14%)	4mo	$140,000	$88	46
225 Mcdonald Ave	0.54mi	3/3.0 (+1)	2,027 (+9%)	1mo	$331,000	$163	45
909 W Philip Ave	0.58mi	3/2.0 (+1)	1,622 (-12%)	6mo	$270,000	$166	38
910 W Philip Ave	0.59mi	3/3.0 (+1)	2,080 (+12%)	8mo	$300,000	$144	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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-31,390
• Equity at exit: $22,351

10-year hold

• IRR: -15.4%
• Equity multiple: 0.13×
• Total profit: $-36,543
• Equity at exit: $12,961

Cash invested: $41,972 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-111

Break-even live

Break-even rent $1,228

Max offer price $130,276

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-69	+0% $-111	+5% $-154	+10% $-196
Rent	-10% $-197	-5% $-154	+0% $-111	+5% $-68	+10% $-25
Rate	-1.0pp $-36	-0.5pp $-73	base $-111	+0.5pp $-150	+1.0pp $-189

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-16
   status Pending 439-char remark

   Show marketing remark (439 chars)

   Look at this 3 bedroom, 1 bath home full of character and classic charm! Featuring original woodwork and hardwood flooring. Enjoy new flooring in the kitchen and two of the three bedrooms, along with updated electrical and plumbing for peace of mind. Step outside to a fully fenced backyard with a covered patio, perfect for relaxing or entertaining. A great opportunity with this timeless home, with your special touches to make your own!

2. 2026-05-16
   status Pending 439-char remark

   Show marketing remark (439 chars)

   Look at this 3 bedroom, 1 bath home full of character and classic charm! Featuring original woodwork and hardwood flooring. Enjoy new flooring in the kitchen and two of the three bedrooms, along with updated electrical and plumbing for peace of mind. Step outside to a fully fenced backyard with a covered patio, perfect for relaxing or entertaining. A great opportunity with this timeless home, with your special touches to make your own!

3. 2026-04-10
   listed $149,900 Active 439-char remark

   Show marketing remark (439 chars)

   Look at this 3 bedroom, 1 bath home full of character and classic charm! Featuring original woodwork and hardwood flooring. Enjoy new flooring in the kitchen and two of the three bedrooms, along with updated electrical and plumbing for peace of mind. Step outside to a fully fenced backyard with a covered patio, perfect for relaxing or entertaining. A great opportunity with this timeless home, with your special touches to make your own!

4. 2026-04-10
   listed $149,900 Active 439-char remark

   Show marketing remark (439 chars)

   Look at this 3 bedroom, 1 bath home full of character and classic charm! Featuring original woodwork and hardwood flooring. Enjoy new flooring in the kitchen and two of the three bedrooms, along with updated electrical and plumbing for peace of mind. Step outside to a fully fenced backyard with a covered patio, perfect for relaxing or entertaining. A great opportunity with this timeless home, with your special touches to make your own!

ⓘ 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: $1,454 · $121/mo
• Projected year-2 tax: $2,593 · $216/mo
• Expected delta: +$1,139/yr (+$95/mo · 78.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $13,043
• − Mortgage interest: −$8,397
• − Property taxes: −$1,454
• − Insurance: −$750
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$4,361
• Taxable loss: −$4,005
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $-372/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

+0.0% since first listed

4 events — show timeline

• 2026-05-16 Pending — GMNMLS
• 2026-05-16 Pending — LCBR
• 2026-04-10 Listed $149,900 GMNMLS
• 2026-04-10 Listed $149,900 LCBR

Property tax history

-2.4%/yr

Latest (2025): $1,454 · +1.8% YoY. Source: county tax records.