1208 Elk St · Beatrice, NE 68310

$79,000

2 bd · 41.0 ba · 742 sqft · SingleFamily public records · 9 Days on market

Built 1900 7,000 sqft lot Est $74k · 6% over

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +4.6/15.0
• 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

small 2 bedroom 1 bath garage, fenced in back yard 1stall garage main floor laundry

Key facts

• Massive backyard
• Main-floor laundry
• Hardwood floors

Tags

• HARDWOOD FLOORS
• MAIN-FLOOR LAUNDRY
• DETACHED GARAGE
• MASSIVE BACKYARD

Property features AI

Exterior

• Parking: Detached covered parking; One garage space
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; Residential property; Built in 1900; 742 square feet above grade
• Construction: Composition roof; Other foundation
• Exterior features: Porch; Wood fencing; Shed(s) on the property; Lot is a city lot up to 1/4 acre (approximately 0.16 acres, 50 x 140); Separate entrance

Interior

• Kitchen: Refrigerator
• Bedrooms: Master bedroom on the main floor; Second bedroom on the main floor
• Bathrooms: One full bathroom (main floor)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished basement with separate entrance; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/41.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 12.3% 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; 1 comparable units currently listed for rent nearby; 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $50k; list at $79k implies a 60% 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 $79,000

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.63%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $74,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 Elk St	0.02mi	2/1.5	816 (+10%)	13mo	$143,000	$175	51
1518 Market St	0.32mi	2/1.0	670 (-10%)	8mo	$48,000	$72	42
918 Scott St	0.40mi	2/1.0	828 (+12%)	1mo	$70,000	$85	41
233 S 20th St	0.68mi	3/2.0 (+1)	720 (-3%)	9mo	$81,000	$113	36
1620 Elk St	0.35mi	2/1.0	792 (+7%)	23mo	$25,000	$32	34
1107 N 8th St	0.70mi	2/1.0	768 (+4%)	15mo	$76,630	$100	28
1020 Summit St	0.49mi	2/1.0	850 (+15%)	14mo	$137,000	$161	22

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $12,574
• Equity at exit: $11,779

10-year hold

• IRR: 23.0%
• Equity multiple: 2.97×
• Total profit: $43,578
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $399

Break-even live

Break-even rent $622

Max offer price $79,000

Occupancy floor 60%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 Irving St Beatrice, NE	1.0–2.0	1.0–2.0	915	$1,295	$1.42	43d	10	0.91mi

Listing history 8 events

1. 2026-06-19
   days on market $79,000 Active 9 DOM
2. 2026-06-18
   days on market $79,000 Active 8 DOM
3. 2026-06-17
   days on market $79,000 Active 7 DOM
4. 2026-06-16
   days on market $79,000 Active 6 DOM
5. 2026-06-15
   statusdays on market $79,000 Active 5 DOM
6. 2026-06-14
   days on market $79,000 New 3 DOM
7. 2026-06-12
   remarks 351-char remark
8. 2026-06-12
   listed $79,000 New 2 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: $531 · $44/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$836/yr (+$70/mo · 157.4%)

ⓘ 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 4/10 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: $13,521
• − Mortgage interest: −$4,425
• − Property taxes: −$531
• − Insurance: −$395
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,298
• Taxable income: $3,708
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $3,894/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

+216.0% since first listed

11 events — show timeline

• 2026-06-08 Listed $79,000 GPRMLS
• 2022-05-06 Sold (Public Records) $50,000 Public Records
• 2022-05-06 Sold (MLS) $49,500 GPRMLS
• 2022-04-16 Pending — GPRMLS
• 2022-04-13 Price Changed $58,000 GPRMLS
• 2022-03-28 Listed $63,000 GPRMLS
• 2009-09-25 Sold (Public Records) $40,500 Public Records
• 2009-09-25 Sold (MLS) $40,500 GPRMLS
• 2009-06-23 Listed $45,000 GPRMLS
• 2005-10-03 Sold (Public Records) $34,000 Public Records
• 2003-04-01 Sold (Public Records) $25,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $531 · -18.5% YoY. Source: county tax records.