613 N 12th St · Beatrice, NE 68310

$115,000

2 bd · 1.0 ba · 958 sqft · SingleFamily public records · 16 Days on market

Built 1930 5,320 sqft lot Est $137k · 16% under

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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 +26.9/30.0
• ARV discount +14.7/15.0
• DSCR +9.3/10.0
• 1% rule +6.0/10.0
• 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

Broker Owned

Key facts

• Original woodwork
• New roof
• 5,320 sq ft lot

Tags

• NEW ROOF
• ORIGINAL WOODWORK
• SPACIOUS LIVING AREAS

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single family residence; Residential property; Not new (built in 1930); One-story (main living on main floor)
• Construction: Stucco exterior; Composition roof; Other foundation; Built in 1930
• Exterior features: Porch; City lot, sloped with alley access; Lot up to 1/4 acre

Interior

• Kitchen: Porcelain tile flooring in kitchen; Range, Refrigerator, Dishwasher
• Bedrooms: Master bedroom on the main floor with wood flooring (approx. 10' x 12'); Second bedroom on the main floor with wood flooring (approx. 9.5' x 12')
• Flooring: Wood flooring; Laminate flooring; Porcelain tile; Concrete flooring
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Full unfinished basement; No fireplaces; Range, Refrigerator, Dishwasher
• Laundry & utility: Laundry area with concrete floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 2 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $56k; list at $115k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.10% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.81%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $136,994
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 N 12th St	0.09mi	2/1.0	952 (-1%)	8mo	$139,000	$146	89
1209 Grant St	0.14mi	2/1.0	1,040 (+9%)	1mo	$159,000	$153	79
1017 Ella St	0.39mi	2/2.0	950 (-1%)	1mo	$83,000	$87	75
817 N 12th St	0.15mi	2/1.0	1,070 (+12%)	1mo	$165,000	$154	73
1205 Jackson St	0.38mi	2/1.0	859 (-10%)	2mo	$30,000	$35	63
425 N 19th St	0.58mi	1/1.0 (-1)	912 (-5%)	5mo	$50,000	$55	56
914 Bell St	0.59mi	2/1.0	1,050 (+10%)	3mo	$113,000	$108	54
1416 N 11th St	0.56mi	3/1.0 (+1)	1,040 (+9%)	3mo	$148,900	$143	52
1902 High St	0.62mi	2/1.0	1,052 (+10%)	5mo	$150,000	$143	51
817 Bell St	0.64mi	3/1.0 (+1)	1,022 (+7%)	4mo	$148,500	$145	50
918 Scott St	0.66mi	2/1.0	828 (-14%)	1mo	$70,000	$85	46
1324 N 7th St	0.61mi	3/1.0 (+1)	864 (-10%)	6mo	$137,500	$159	45

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,498
• Equity at exit: $17,147

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $27,092
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $317

Break-even live

Break-even rent $864

Max offer price $115,000

Occupancy floor 70%

Sensitivity live

Price	-10% $382	-5% $349	+0% $317	+5% $284	+10% $252
Rent	-10% $217	-5% $267	+0% $317	+5% $367	+10% $417
Rate	-1.0pp $375	-0.5pp $346	base $317	+0.5pp $287	+1.0pp $257

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.27mi
527 Irving St Beatrice, NE	1.0–2.0	1.0–2.0	915	$1,295	$1.42	45d	10	0.65mi

Listing history 12 events

1. 2026-06-19
   days on market $115,000 Active 16 DOM
2. 2026-06-18
   days on market $115,000 Active 15 DOM
3. 2026-06-17
   days on market $115,000 Active 14 DOM
4. 2026-06-16
   days on market $115,000 Active 13 DOM
5. 2026-06-15
   days on market $115,000 Active 12 DOM
6. 2026-06-14
   days on market $115,000 Active 10 DOM
7. 2026-06-12
   days on market $115,000 Active 9 DOM
8. 2026-06-09
   days on market $115,000 Active 6 DOM
9. 2026-06-08
   statusdays on market $115,000 Active 5 DOM
10. 2026-06-07
    days on market $115,000 New 4 DOM
11. 2026-06-04
    remarks 197-char remark
12. 2026-06-04
    listed $115,000 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: $382 · $32/mo
• Projected year-2 tax: $1,990 · $166/mo
• Expected delta: +$1,608/yr (+$134/mo · 421.4%)

ⓘ 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: $15,185
• − Mortgage interest: −$6,442
• − Property taxes: −$382
• − Insurance: −$575
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,345
• Taxable income: $2,012
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $3,320/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

+400.0% since first listed

6 events — show timeline

• 2026-06-01 Listed $115,000 GPRMLS
• 2021-06-25 Sold (Public Records) $56,000 Public Records
• 2011-06-17 Sold (Public Records) $30,000 Public Records
• 2011-06-15 Sold (MLS) $30,000 GPRMLS
• 2011-06-06 Listed $30,000 GPRMLS
• 2008-03-27 Sold (Public Records) $23,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $382 · -18.7% YoY. Source: county tax records.