9635 S 87th St · Lincoln, NE 68526

$385,000

4 bd · 3.5 ba · 1,925 sqft · SingleFamily · 47 Days on market

Built 2026 5,663 sqft lot $50/mo HOA · 2% of rent

---

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
• Cash flow +4.9/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to this inviting 2-story home offering nearly 2000 sq ft of living space, you’ll enjoy an open-concept layout that makes everyday living and entertaining a breeze. The main-level primary bedroom with an en-suite provides convenience and privacy. Upstairs, you'll find an additional primary suite, featuring a total of three generously sized bedrooms—ideal for family, guests, or a home office setup. Two bath areas round out the second level. Storage is no shortage here, with thoughtful spaces throughout the home to keep everything organized. A two-stall garage adds the finishing touch, offering both parking and extra storage space. Call today! This 2-story gem delivers co

Key facts

• 5,663 sq ft lot
• 3 garage spots
• Built 2026

Property features AI

Finance

• Other: Lot included in price
• HOA & community: Homeowners association with annual fee of $600 covering 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, two levels; Under construction (new construction by Buhr/GBL Homes); Living area approximately 1,925 square feet
• Construction: Built in 2026; Slab foundation
• Exterior features: Porch; Patio; Sprinkler system; Lot up to 1/4 acre (approximately 0.13 acres, 52 x 120)

Interior

• Kitchen: Kitchen on main floor with luxury vinyl plank flooring; Informal dining area on main floor with luxury vinyl plank flooring
• Bedrooms: Master bedroom on 2nd floor with wall-to-wall carpeting; Three additional bedrooms on 2nd floor with wall-to-wall carpeting
• Flooring: Luxury vinyl plank in living areas and kitchen; Wall-to-wall carpeting in bedrooms
• Bathrooms: Four bathrooms total: one full bath, two three-quarter baths, and one half bath; Two bathrooms on the main level
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: No basement; No fireplaces

🏗️ New construction. The $385,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $438,537.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (33.1% below list).
• Recommended offer: $258k (33.1% 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); Norris High School (math 62% / reading 57%, grade C+, #49 of 261 statewide, top 26%, 757 students, 12% FRL) — zoned schools average 10% FRL vs 37% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 52% district-wide (+17 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); 147 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $15k of equity ($3k loan paydown + $12k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($373k) is reasonable based on typical stale-listing flexibility.

Recommended offer $257,639 (33.1% 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 47 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.59% ✗
• Cap rate: 3.43%
• Cash-on-cash: -10.22%
• DSCR: 0.55
• GRM: 14.2

CMA / ARV

• ARV (median comp): $438,537
• List price: $385,000
• Delta: -12.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9530 Burton St	0.71mi	4/2.0	1,636 (-15%)	3mo	$256,000	$156	33
7921 Lena St	0.65mi	4/2.5	2,188 (+14%)	19mo	$494,415	$226	27
9601 Chester St	0.69mi	4/2.0	1,680 (-13%)	22mo	$208,500	$124	22
7930 Patrick Ave	0.72mi	3/2.5 (-1)	1,664 (-14%)	20mo	$548,340	$330	18
8000 Ephraem St	0.75mi	3/2.0 (-1)	1,680 (-13%)	18mo	$550,525	$328	18

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: -3.7%
• Equity multiple: 0.79×
• Total profit: $-25,794
• Equity at exit: $192,327

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-1,513
• Equity at exit: $292,677

Cash invested: $122,790 (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: 147
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,576 high
• Mortgage (P&I): −$2,300
• Tax est. 1.5%: −$548 /mo · $6,578/yr
• Insurance: −$183
• HOA: −$50
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-1,045

Break-even live

Break-even rent $3,900

Max offer price $287,283

Occupancy floor —

Sensitivity live

Price	-10% $-742	-5% $-894	+0% $-1,045	+5% $-1,197	+10% $-1,348
Rent	-10% $-1,249	-5% $-1,147	+0% $-1,045	+5% $-944	+10% $-842
Rate	-1.0pp $-824	-0.5pp $-934	base $-1,045	+0.5pp $-1,159	+1.0pp $-1,275

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: $109,634
• Closing costs: $13,156
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	15d	1	0.30mi
7833 Hayek Dr Lincoln, NE	5.0	3.0	2500	$3,200	$1.28	45d	1	0.52mi
7777 Aero Dr Lincoln, NE	4.0	3.0	2404	$2,800	$1.16	45d	1	0.54mi
8850 S 78th St Lincoln, NE	4.0	3.0	2400	$2,900	$1.21	45d	1	0.68mi
7920 Patrick Ave Lincoln, NE	3.0	2.0	1515	$3,150	$2.08	45d	1	0.74mi
9330 S 74th St Lincoln, NE	4.0	3.0	2404	$2,800	$1.16	45d	1	0.76mi
8300 Renatta Dr Lincoln, NE	1.0–3.0	1.0–2.0	979	$2,300	$2.35	15d	18	1.16mi
9100 Heritage Lakes Dr Lincoln, NE	3.0	1.0–2.0	953	$1,905	$2.00	15d	18	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 17 events

1. 2026-06-21
   days on market $385,000 Active 47 DOM
2. 2026-06-18
   days on market $385,000 Active 44 DOM
3. 2026-06-17
   days on market $385,000 Active 43 DOM
4. 2026-06-16
   days on market $385,000 Active 42 DOM
5. 2026-06-15
   days on market $385,000 Active 41 DOM
6. 2026-06-14
   days on market $385,000 Active 39 DOM
7. 2026-06-10
   days on market $385,000 Active 36 DOM
8. 2026-06-09
   days on market $385,000 Active 35 DOM
9. 2026-06-08
   days on market $385,000 Active 34 DOM
10. 2026-06-07
    days on market $385,000 Active 33 DOM
11. 2026-06-05
    days on market $385,000 Active 30 DOM
12. 2026-06-03
    days on market $385,000 Active 29 DOM
13. 2026-06-02
    days on market $385,000 Active 28 DOM
14. 2026-06-01
    days on market $385,000 Active 27 DOM
15. 2026-05-31
    days on market $385,000 Active 26 DOM
16. 2026-05-30
    days on market $385,000 Active 25 DOM
17. 2026-05-05
    listed $385,000 New 772-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: $30,917
• − Mortgage interest: −$24,565
• − Property taxes: −$6,578
• − Insurance: −$2,193
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − HOA: −$600
• − Depreciation: −$12,757
• Taxable loss: −$20,723
• Est. tax savings @ 24.0%: +$4,974
• After-tax cash flow: $-7,570/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

• 2026-05-05 Listed $385,000 GPRMLS