9508 S 86th St · Lincoln, NE 68526

$444,000

4 bd · 3.0 ba · 2,219 sqft · SingleFamily · 45 Days on market

Built 2026 6,098 sqft lot $50/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +6.4/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Cash flow +3.7/30.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to this beautifully designed 4-bedroom, 3-bath ranch home offering the perfect blend of comfort, functionality, and room to grow. Step inside to an inviting open-concept layout where the living, dining, and kitchen spaces flow seamlessly—ideal for both everyday living and entertaining. The main floor features two spacious bedrooms, including a relaxing primary suite complete with a private bath. You’ll love the convenience and versatility of the rare 3-stall garage, providing plenty of space for vehicles, storage, or hobbies. Downstairs, the finished basement expands your living space with two additional bedrooms, a full bath, and plenty of room for a family room, guests

Key facts

• 6,098 sq ft lot
• 3 garage spots
• Built 2026

Property features AI

Finance

• HOA & community: Homeowners association with $600 annual fee; Association fee covers common area maintenance and trash

Exterior

• Parking: Attached 3-car garage; Three covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence (residential); New construction (built 2026); Two-level living with finished space above and below
• Construction: Concrete perimeter foundation; Built by Buhr/GBL Homes
• Exterior features: Covered deck, deck, and covered patio; City lot with curb and gutter; Up to 1/4 acre lot; common area; Sprinkler system

Interior

• Kitchen: Kitchen on main floor with luxury vinyl plank flooring
• Bedrooms: Primary bedroom on main floor with carpeting; Bedroom 2 on main floor with carpeting; Bedroom 3 in basement with carpeting; Bedroom 4 in basement with carpeting
• Flooring: Luxury vinyl plank in living areas and kitchen; Wall-to-wall carpeting in bedrooms and finished basement family room
• Bathrooms: Three bathrooms total (two full, one 3/4); Two bathrooms on main level
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Electric fireplace (1); Fireplace is electric; Basement is partially finished with egress; Sprinkler system
• Laundry & utility: Laundry area with luxury vinyl plank flooring

🏗️ New construction. The $444,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $506,918.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $444k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (34.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (41.3% below list).
• Recommended offer: $261k (41.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 85/100 on livability (#5 in NE, #545 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D+.
• Lincoln Public Schools (urban): math 50% / reading 53% proficiency, ranked #59 of 111 in NE (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wysong Elementary (math 69% / reading 75%, grade A-, #27 of 502 statewide, top 7%, 697 students, 8% FRL); Moore Middle School (math 78% / reading 69%, grade A, #4 of 128 statewide, top 2%, 738 students, 10% FRL) — zoned schools average 9% FRL vs 37% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 73% at this address vs 52% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Lincoln Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents falling (-3.0%/yr); 144 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($4k loan paydown + $14k appreciation (2.8% local appreciation)).
• Lancaster County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($431k) is reasonable based on typical stale-listing flexibility.

Recommended offer $260,504 (41.3% 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 45 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.51% ✗
• Cap rate: 2.75%
• Cash-on-cash: -12.64%
• DSCR: 0.44
• GRM: 16.2

CMA / ARV

• ARV (median comp): $506,918
• List price: $444,000
• Delta: -12.41%
• 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
7501 Aero Dr	0.59mi	4/2.5	2,232 (+1%)	15mo	$430,000	$193	57
9421 Dalton Dr	0.45mi	4/3.0	2,550 (+15%)	8mo	$489,950	$192	48
8759 S 80th St	0.66mi	4/2.5	2,446 (+10%)	4mo	$496,000	$203	47
8736 S 81st St	0.61mi	5/3.0 (+1)	2,466 (+11%)	3mo	$520,000	$211	45
10155 S 80th St	0.67mi	4/3.0	2,420 (+9%)	11mo	$446,800	$185	44
8730 S 78 St	0.74mi	3/3.0 (-1)	2,361 (+6%)	7mo	$482,745	$204	44
7739 Aero Cir	0.44mi	5/3.0 (+1)	2,503 (+13%)	13mo	$519,000	$207	43
7915 Maxine Dr	0.61mi	4/3.0	2,543 (+15%)	9mo	$450,000	$177	40
7845 Patrick Ave	0.75mi	4/3.0	2,547 (+15%)	7mo	$460,000	$181	34
7921 Ephraem Ln	0.63mi	5/3.0 (+1)	2,490 (+12%)	18mo	$514,275	$207	30
10131 S 78 St	0.72mi	4/3.0	2,519 (+14%)	17mo	$489,300	$194	29
10121 S 78th St	0.71mi	3/3.0 (-1)	2,523 (+14%)	14mo	$503,944	$200	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.8% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.67×
• Total profit: $-47,008
• Equity at exit: $222,317

10-year hold

• IRR: -1.7%
• Equity multiple: 0.75×
• Total profit: $-36,069
• Equity at exit: $338,313

Cash invested: $141,937 (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 68526

• Home prices YoY: 1.1%
• Rents YoY: -3.0%
• Active inventory: 144
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,605 high
• Mortgage (P&I): −$2,658
• Tax est. 1.5%: −$634 /mo · $7,604/yr
• Insurance: −$211
• HOA: −$50
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-1,495

Break-even live

Break-even rent $4,498

Max offer price $290,558

Occupancy floor —

Sensitivity live

Price	-10% $-1,145	-5% $-1,320	+0% $-1,495	+5% $-1,670	+10% $-1,846
Rent	-10% $-1,701	-5% $-1,598	+0% $-1,495	+5% $-1,392	+10% $-1,289
Rate	-1.0pp $-1,240	-0.5pp $-1,366	base $-1,495	+0.5pp $-1,627	+1.0pp $-1,760

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: $126,729
• Closing costs: $15,208
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9746 S 89th St Lincoln, NE	3.0	3.0	2157	$2,550	$1.18	14d	1	0.25mi
7833 Hayek Dr Lincoln, NE	5.0	3.0	2500	$3,200	$1.28	44d	1	0.47mi
7777 Aero Dr Lincoln, NE	4.0	3.0	2404	$2,800	$1.16	44d	1	0.49mi
9330 S 74th St Lincoln, NE	4.0	3.0	2404	$2,800	$1.16	44d	1	0.66mi
8850 S 78th St Lincoln, NE	4.0	3.0	2400	$2,900	$1.21	44d	1	0.67mi
7920 Patrick Ave Lincoln, NE	3.0	2.0	1515	$3,150	$2.08	44d	1	0.77mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 16 events

1. 2026-06-18
   days on market $444,000 Active 45 DOM
2. 2026-06-17
   days on market $444,000 Active 44 DOM
3. 2026-06-16
   days on market $444,000 Active 43 DOM
4. 2026-06-15
   days on market $444,000 Active 42 DOM
5. 2026-06-14
   days on market $444,000 Active 40 DOM
6. 2026-06-10
   days on market $444,000 Active 37 DOM
7. 2026-06-09
   days on market $444,000 Active 36 DOM
8. 2026-06-08
   days on market $444,000 Active 35 DOM
9. 2026-06-07
   days on market $444,000 Active 34 DOM
10. 2026-06-05
    days on market $444,000 Active 31 DOM
11. 2026-06-03
    days on market $444,000 Active 30 DOM
12. 2026-06-02
    days on market $444,000 Active 29 DOM
13. 2026-06-01
    days on market $444,000 Active 28 DOM
14. 2026-05-31
    days on market $444,000 Active 27 DOM
15. 2026-05-30
    days on market $444,000 Active 26 DOM
16. 2026-05-04
    listed $444,000 New 811-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,260
• − Mortgage interest: −$28,395
• − Property taxes: −$7,604
• − Insurance: −$2,535
• − Repairs & maintenance: −$2,501
• − Management: −$2,501
• − HOA: −$600
• − Depreciation: −$14,747
• Taxable loss: −$27,622
• Est. tax savings @ 24.0%: +$6,629
• After-tax cash flow: $-11,313/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: Lincoln Public Schools
• NCES district ID: 3172840
• Math proficiency: 50% ▼ -6.00%
• Reading proficiency: 53% ▼ -3.00%
• Median HH income: $50,273
• Composite: 44.05/100
• National rank: #2880
• State rank: #59 of 111 in NE

Livability — Lincoln

• Score: 85/100
• State rank: #5
• US rank: #545

Category grades

Amenities A+ Commute A- Cost of living A+ Crime D+ Employment B- Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln, NE
• County: Lancaster County · 291,509 people
• City population: 291,509
• Metro: Lincoln, NE
• Population (ZIP): 7,944
• Household income: $113,910
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 209.0

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 352,806 people
• By 2030: 377,899 · +7.1%
• By 2040: 428,582 · +21.5%
• By 2050: 483,103 · +36.9%
• By 2075: 632,390 · +79.2%
• By 2100: 759,513 · +115.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Two or more races 4% Asian 4%
• Common ancestry: Slovak 4% Italian 2% Iranian 2%
• Foreign-born: 5% · Canada, Vietnam, South Korea
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Lancaster

• 2024 margin: Toss-up / Even · D 51.4% · R 47.1% · Other 1.5%
• 2008→2024 swing: -0.7pp no change · 2008: 5.0pp · 2024: 4.3pp
• All cycles: 2024: D+4.3 2020: D+7.8 2016: D+0.1 2012: R+1.0 2008: D+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.80%
• Current HPI: 263.2041
• Rent YoY: ▼ -3.02%
• Metro: Lincoln, 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

1 event — show timeline

• 2026-05-04 Listed $444,000 GPRMLS