9549 S 87th St · Lincoln, NE 68526

$464,950

5 bd · 3.0 ba · 3,149 sqft · SingleFamily · 110 Days on market

Built 2026 8,276 sqft lot $148/sqft · 27% below area Est $636k · 27% under $8/mo HOA ↓ 5% since listing

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Why this score? — see what drove the D 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 +15.0/15.0
• Appreciation +6.4/10.0
• Cash flow +5.3/30.0
• 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 MLS

Elegant new ranch plan from Elevate Luxury Homes LLC. features more than 3,100 finished sq.ft, 5beds/3 baths, 1st-floor laundry, 2-stall garage, quartz/tile/hardwood finishes & finished basement. There are double sink vanity, tub-shower & walk-in closet in master suite. The open kitchen features birch cabinetry, granite countertops with tile backsplash, center island & nice pantry. The finished basement has 2 legal bedrooms, full bath and 40’x 18’ rec room. The laundry room is conveniently located on the main level. Stone front with maintenance free siding & covered porch give this home great street appeal. Solid 2'x6' wall construction with additional insulation makes the house energy efficient. Home comes with full sod, UGS, garage door opener & sump pump. House is located in Rokeby Ridge subdivision.

Key facts

• Walk-in closet
• 1st-floor laundry
• Granite countertops

Tags

• 1ST-FLOOR LAUNDRY
• DOUBLE SINK VANITY
• WALK-IN CLOSET
• OPEN KITCHEN
• BIRCH CABINETRY
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (32.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (40.6% below list).
• Recommended offer: $276k (40.6% 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: Norris Intermediate School (math 62% / reading 61%, grade B, #106 of 502 statewide, top 21%, 577 students, 10% FRL); Norris Middle School (math 41% / reading 62%, grade C, #48 of 128 statewide, top 38%, 595 students, 12% FRL); Norris High School (math 62% / reading 57%, grade C+, #49 of 261 statewide, top 26%, 757 students, 12% FRL) — zoned schools average 11% FRL vs 37% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.0%/yr); 147 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $16k of equity ($3k loan paydown + $13k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($423k) is reasonable based on typical stale-listing flexibility.

Recommended offer $276,412 (40.6% 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 110 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 3.62%
• Cash-on-cash: -9.56%
• DSCR: 0.57
• GRM: 14.0

CMA / ARV

• ARV (median comp): $636,455
• List price: $464,950
• Delta: -26.95%
• 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
9332 S 86th St	0.04mi	4/3.0 (-1)	3,425 (+9%)	1mo	$701,000	$205	78
9347 S 86 St	0.08mi	4/4.0 (-1)	3,310 (+5%)	2mo	$875,000	$264	77
8511 Butterfly Ct	0.17mi	6/3.5 (+1)	3,403 (+8%)	2mo	$722,000	$212	69
9425 Breashears St	0.50mi	5/3.5	3,111 (-1%)	8mo	$559,000	$180	66
9355 S 86th St	0.09mi	4/3.0 (-1)	3,613 (+15%)	0mo	$850,000	$235	66
7939 Ponce Dr	0.46mi	4/4.0 (-1)	3,258 (+4%)	2mo	$604,000	$185	62
8041 Ephraem Pl	0.72mi	4/3.0 (-1)	3,187 (+1%)	1mo	$655,000	$206	59
7918 Ponce Dr	0.51mi	4/3.0 (-1)	2,976 (-6%)	4mo	$555,830	$187	59
8701 S 81st St	0.63mi	4/3.0 (-1)	3,332 (+6%)	2mo	$530,000	$159	54
9500 S 82nd St	0.53mi	5/3.5	2,768 (-12%)	1mo	$629,173	$227	52
8709 S 82nd St	0.60mi	4/3.0 (-1)	2,916 (-7%)	4mo	$525,000	$180	52
7531 Aero St	0.65mi	4/3.0 (-1)	2,816 (-11%)	2mo	$515,000	$183	45

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: -3.1%
• Equity multiple: 0.82×
• Total profit: $-22,965
• Equity at exit: $203,911

10-year hold

• IRR: 0.4%
• Equity multiple: 1.06×
• Total profit: $7,533
• Equity at exit: $310,304

Cash invested: $130,186 (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: 14.0×

Monthly cashflow live

• Estimated rent: $2,764 medium
• Mortgage (P&I): −$2,438
• Tax est. 1.5%: −$581 /mo · $6,974/yr
• Insurance: −$194
• HOA: −$8
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-1,038

Break-even live

Break-even rent $4,077

Max offer price $314,821

Occupancy floor —

Sensitivity live

Price	-10% $-716	-5% $-877	+0% $-1,038	+5% $-1,198	+10% $-1,359
Rent	-10% $-1,256	-5% $-1,147	+0% $-1,038	+5% $-928	+10% $-819
Rate	-1.0pp $-803	-0.5pp $-919	base $-1,038	+0.5pp $-1,158	+1.0pp $-1,281

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: $116,238
• Closing costs: $13,948
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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
9330 S 74th St Lincoln, NE	4.0	3.0	2404	$2,800	$1.16	45d	1	0.76mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 19 events

1. 2026-06-21
   days on market $464,950 Active 110 DOM
2. 2026-06-18
   days on market $464,950 Active 107 DOM
3. 2026-06-17
   days on market $464,950 Active 106 DOM
4. 2026-06-16
   days on market $464,950 Active 105 DOM
5. 2026-06-15
   days on market $464,950 Active 104 DOM
6. 2026-06-14
   days on market $464,950 Active 102 DOM
7. 2026-06-10
   days on market $464,950 Active 99 DOM
8. 2026-06-09
   days on market $464,950 Active 98 DOM
9. 2026-06-08
   days on market $464,950 Active 97 DOM
10. 2026-06-07
    days on market $464,950 Active 96 DOM
11. 2026-06-05
    days on market $464,950 Active 93 DOM
12. 2026-06-03
    days on market $464,950 Active 92 DOM
13. 2026-06-02
    days on market $464,950 Active 91 DOM
14. 2026-05-31
    days on market $464,950 Active 89 DOM
15. 2026-05-30
    days on market $464,950 Active 88 DOM
16. 2026-05-05
    price $464,950 846-char remark

    Show marketing remark (846 chars)

    Elegant new ranch plan from Elevate Luxury Homes LLC. features more than 3,100 finished sq.ft, 5beds/3 baths, 1st-floor laundry, 2-stall garage, quartz/tile/hardwood finishes & finished basement. There are double sink vanity, tub-shower & walk-in closet in master suite. The open kitchen features birch cabinetry, granite countertops with tile backsplash, center island & nice pantry. The finished basement has 2 legal bedrooms, full bath and 40’x 18’ rec room. The laundry room is conveniently located on the main level. Stone front with maintenance free siding & covered porch give this home great street appeal. Solid 2'x6' wall construction with additional insulation makes the house energy efficient. Home comes with full sod, UGS, garage door opener & sump pump. House is located in Rokeby Ridge subdivision.

17. 2026-04-28
    price $469,950 846-char remark

    Show marketing remark (846 chars)

    Elegant new ranch plan from Elevate Luxury Homes LLC. features more than 3,100 finished sq.ft, 5beds/3 baths, 1st-floor laundry, 2-stall garage, quartz/tile/hardwood finishes & finished basement. There are double sink vanity, tub-shower & walk-in closet in master suite. The open kitchen features birch cabinetry, granite countertops with tile backsplash, center island & nice pantry. The finished basement has 2 legal bedrooms, full bath and 40’x 18’ rec room. The laundry room is conveniently located on the main level. Stone front with maintenance free siding & covered porch give this home great street appeal. Solid 2'x6' wall construction with additional insulation makes the house energy efficient. Home comes with full sod, UGS, garage door opener & sump pump. House is located in Rokeby Ridge subdivision.

18. 2026-04-20
    price $479,950 846-char remark

    Show marketing remark (846 chars)

    Elegant new ranch plan from Elevate Luxury Homes LLC. features more than 3,100 finished sq.ft, 5beds/3 baths, 1st-floor laundry, 2-stall garage, quartz/tile/hardwood finishes & finished basement. There are double sink vanity, tub-shower & walk-in closet in master suite. The open kitchen features birch cabinetry, granite countertops with tile backsplash, center island & nice pantry. The finished basement has 2 legal bedrooms, full bath and 40’x 18’ rec room. The laundry room is conveniently located on the main level. Stone front with maintenance free siding & covered porch give this home great street appeal. Solid 2'x6' wall construction with additional insulation makes the house energy efficient. Home comes with full sod, UGS, garage door opener & sump pump. House is located in Rokeby Ridge subdivision.

19. 2026-03-03
    listed $489,950 New 846-char remark

    Show marketing remark (846 chars)

    Elegant new ranch plan from Elevate Luxury Homes LLC. features more than 3,100 finished sq.ft, 5beds/3 baths, 1st-floor laundry, 2-stall garage, quartz/tile/hardwood finishes & finished basement. There are double sink vanity, tub-shower & walk-in closet in master suite. The open kitchen features birch cabinetry, granite countertops with tile backsplash, center island & nice pantry. The finished basement has 2 legal bedrooms, full bath and 40’x 18’ rec room. The laundry room is conveniently located on the main level. Stone front with maintenance free siding & covered porch give this home great street appeal. Solid 2'x6' wall construction with additional insulation makes the house energy efficient. Home comes with full sod, UGS, garage door opener & sump pump. House is located in Rokeby Ridge subdivision.

ⓘ 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: $33,169
• − Mortgage interest: −$26,044
• − Property taxes: −$6,974
• − Insurance: −$2,325
• − Repairs & maintenance: −$2,654
• − Management: −$2,654
• − HOA: −$96
• − Depreciation: −$13,526
• Taxable loss: −$21,103
• Est. tax savings @ 24.0%: +$5,065
• After-tax cash flow: $-7,385/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

-5.1% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $464,950 GPRMLS
• 2026-04-28 Price Changed $469,950 GPRMLS
• 2026-04-20 Price Changed $479,950 GPRMLS
• 2026-03-03 Listed $489,950 GPRMLS