714 N 7th St · Beatrice, NE 68310

$69,000

3 bd · 1.0 ba · 1,643 sqft · SingleFamily public records · 161 Days on market

Built 1905 9,148 sqft lot ↓ 23% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Contract Pending Has New Furnace, New AC, New 40 Gal. Hot Water Heater, Has been Complete Remolded inside Range & refrigerator are included

Key facts

• New furnace
• New ac
• 9,148 sq ft lot

Tags

• NEW FURNACE
• NEW AC
• NEW 40 GAL. HOT WATER HEATER
• COMPLETE REMOLDED INSIDE
• NEW SHINGLES JUST INSTALLED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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; 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 $477 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.02% ✓
• Cap rate: 17.29%
• Cash-on-cash: 39.27%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $164,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 N 8th St	0.08mi	2/1.5 (-1)	1,685 (+3%)	7mo	$130,000	$77	79
907 6th St	0.14mi	4/2.0 (+1)	1,686 (+3%)	8mo	$120,000	$71	73
1106 N 8 St	0.28mi	3/1.5	1,528 (-7%)	1mo	$230,000	$151	73
1101 N 8th St	0.27mi	4/2.0 (+1)	1,694 (+3%)	6mo	$170,000	$100	69
900 Bell St	0.66mi	3/1.0	1,592 (-3%)	3mo	$75,000	$47	62
1124 Garfield St	0.39mi	2/2.0 (-1)	1,550 (-6%)	11mo	$185,000	$119	55
1320 Lincoln St	0.47mi	3/2.0	1,865 (+14%)	2mo	$159,900	$86	50
1520 High St	0.69mi	4/2.0 (+1)	1,738 (+6%)	4mo	$220,000	$127	46
1419 Grant St	0.54mi	4/2.0 (+1)	1,456 (-11%)	3mo	$79,000	$54	44
910 N 16th Ave	0.69mi	3/2.5	1,802 (+10%)	4mo	$210,000	$117	42
1308 Park St	0.70mi	3/2.0	1,882 (+14%)	2mo	$175,000	$93	37
815 N 16th St	0.65mi	2/2.5 (-1)	1,420 (-14%)	8mo	$230,000	$162	30

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: 35.5%
• Equity multiple: 2.51×
• Total profit: $29,100
• Equity at exit: $10,288

10-year hold

• IRR: 42.3%
• Equity multiple: 5.00×
• Total profit: $77,250
• Equity at exit: $5,966

Cash invested: $19,320 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $632

Break-even live

Break-even rent $592

Max offer price $69,000

Occupancy floor 50%

Sensitivity live

Price	-10% $671	-5% $652	+0% $632	+5% $613	+10% $593
Rent	-10% $522	-5% $577	+0% $632	+5% $687	+10% $742
Rate	-1.0pp $667	-0.5pp $650	base $632	+0.5pp $614	+1.0pp $596

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.43mi
527 Irving St Beatrice, NE	1.0–2.0	1.0–2.0	915	$1,295	$1.42	45d	10	0.46mi

Listing history 7 events

1. 2025-03-17
   status Pending
2. 2025-03-11
   price $69,000
3. 2024-11-30
   price $79,900
4. 2024-10-02
   listed $99,000 New
5. 2022-07-20
   status Pending
6. 2022-06-14
   historical
7. 2022-04-05
   listed $90,000 Active - New

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $1,194 · $99/mo
• Expected delta: +$266/yr (+$22/mo · 28.7%)

ⓘ 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: $16,710
• − Mortgage interest: −$3,865
• − Property taxes: −$928
• − Insurance: −$345
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$2,007
• Taxable income: $6,892
• Est. tax owed @ 24.0%: −$1,654
• After-tax cash flow: $5,932/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

-23.3% since first listed

7 events — show timeline

• 2025-03-17 Pending — GPRMLS
• 2025-03-11 Price Changed $69,000 GPRMLS
• 2024-11-30 Price Changed $79,900 GPRMLS
• 2024-10-02 Listed $99,000 GPRMLS
• 2022-07-20 Pending — GPRMLS
• 2022-06-14 Listing Removed — GPRMLS
• 2022-04-05 Listed $90,000 GPRMLS

Property tax history

-1.0%/yr

Latest (2025): $928 · -17.5% YoY. Source: county tax records.