945 F St · Lincoln, NE 68508

$250,000

4 bd · 2.0 ba · 1,929 sqft · Other public records · 190 Days on market

Built 1900

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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).

• Appreciation +9.7/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Wonderful investment property with fully rented duplex and solid tenants. Fully newly renovated with all new exterior paint, new kitchen flooring, new trim, new doors, new AC, with two fully rented units grossing $2365/mo / $28,380/yr! The first unit features 2 bedrooms and 1 bath, while the second provides 3 bedrooms, 1 bath, and in-unit laundry. Both spaces showcase updated kitchens and refreshed bath areas, with attractive wood floors throughout much of the home adding warmth and character. Very close to the Haymarket, downtown UNL campus. Hurry and come see it today!

Key facts

• Fully rented duplex
• New exterior paint
• In-unit laundry

Tags

• FULLY RENTED DUPLEX
• NEWLY RENOVATED
• NEW EXTERIOR PAINT
• NEW KITCHEN FLOORING
• UPDATED KITCHENS
• IN-UNIT LAUNDRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (35.8% below list).
• Recommended offer: $160k (35.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.0% in Lincoln — 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 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.
• Market conditions: Rents rising (+1.7%/yr); 47 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).
• At $1,604/mo this rent would consume 62% of the median local household income ($31k/yr) (locally 1882% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (9.3% local appreciation)).
• Lancaster County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $135k; list at $250k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,442 (35.8% 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 190 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.64% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 13.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.31% appreciation · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.49×
• Total profit: $104,477
• Equity at exit: $212,806

10-year hold

• IRR: 17.4%
• Equity multiple: 5.50×
• Total profit: $314,866
• Equity at exit: $446,328

Cash invested: $70,000 (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 68508

• Home prices YoY: 4.1%
• Rents YoY: 1.7%
• Active inventory: 47
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-280

Break-even live

Break-even rent $1,959

Max offer price $200,528

Occupancy floor —

Sensitivity live

Price	-10% $-139	-5% $-209	+0% $-280	+5% $-351	+10% $-422
Rent	-10% $-407	-5% $-343	+0% $-280	+5% $-217	+10% $-153
Rate	-1.0pp $-154	-0.5pp $-216	base $-280	+0.5pp $-345	+1.0pp $-411

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 E St Lincoln, NE	4.0	2.0	1872	$1,750	$0.93	22d	1	0.09mi
1341 D St Unit 1 Lincoln, NE	3.0	1.0	1300	$1,100	$0.85	45d	1	0.34mi
129 N 10th St Lincoln, NE	2.0–3.0	1.0–2.0	1273	$2,290	$1.80	22d	4	0.66mi
1708 S 6th St Unit 2 Lincoln, NE	4.0	2.0	1444	$1,800	$1.25	15d	1	0.71mi
420 S 18th St Lincoln, NE	1.0–3.0	1.0–2.0	996	$1,499	$1.51	15d	8	0.72mi
1710 Harwood St Lincoln, NE	4.0	2.0	2200	$1,800	$0.82	45d	1	0.99mi
2039 Q St Unit 102 Lincoln, NE	3.0	3.0	1450	$1,595	$1.10	45d	1	1.09mi
2039 Q St Unit 103 Lincoln, NE	3.0	3.0	1450	$1,695	$1.17	45d	1	1.09mi
1550 S 23rd St Lincoln, NE	3.0	1.0	1560	$1,495	$0.96	15d	1	1.15mi
760 W C St Lincoln, NE	1.0–3.0	1.0–2.0	1018	$1,419	$1.39	15d	8	1.35mi
1145 N 9th St Lincoln, NE	4.0	2.5	1470	$1,550	$1.05	22d	1	1.42mi
1018 Charleston St Unit 1 Lincoln, NE	3.0	2.0	1292	$1,195	$0.92	15d	1	1.44mi
2608 Q St Unit 2 Lincoln, NE	4.0	2.0	1575	$1,550	$0.98	45d	1	1.45mi

Listing history 23 events

1. 2026-06-10
   days on market $250,000 Active 190 DOM
2. 2026-06-09
   days on market $250,000 Active 189 DOM
3. 2026-06-08
   days on market $250,000 Active 188 DOM
4. 2026-06-07
   days on market $250,000 Active 187 DOM
5. 2026-06-05
   days on market $250,000 Active 184 DOM
6. 2026-06-03
   days on market $250,000 Active 183 DOM
7. 2026-06-02
   days on market $250,000 Active 182 DOM
8. 2026-05-31
   days on market $250,000 Active 180 DOM
9. 2026-05-30
   days on market $250,000 Active 179 DOM
10. 2025-12-01
    listed $250,000 Active 577-char remark

    Show marketing remark (577 chars)

    Wonderful investment property with fully rented duplex and solid tenants. Fully newly renovated with all new exterior paint, new kitchen flooring, new trim, new doors, new AC, with two fully rented units grossing $2365/mo / $28,380/yr! The first unit features 2 bedrooms and 1 bath, while the second provides 3 bedrooms, 1 bath, and in-unit laundry. Both spaces showcase updated kitchens and refreshed bath areas, with attractive wood floors throughout much of the home adding warmth and character. Very close to the Haymarket, downtown UNL campus. Hurry and come see it today!

11. 2025-10-25
    historical
12. 2025-09-05
    listed $274,900 New
13. 2024-06-21
    soldstatus $135,000
14. 2022-12-21
    soldstatus $80,050 Sold
15. 2022-12-01
    status Pending
16. 2022-12-01
    status Pending
17. 2022-11-02
    status Pending
18. 2022-11-02
    status Pending
19. 2022-11-02
    historical
20. 2022-10-27
    listed $68,900 Active - New
21. 2022-10-27
    listed $68,900 Active - New
22. 2022-06-23
    soldstatus $72,000
23. 2006-06-26
    soldstatus $104,000

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $4,325 · $360/mo
• Expected delta: +$2,737/yr (+$228/mo · 172.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $19,253
• − Mortgage interest: −$14,004
• − Property taxes: −$1,588
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$7,273
• Taxable loss: −$7,942
• Est. tax savings @ 24.0%: +$1,906
• After-tax cash flow: $-1,454/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): 18,163
• Household income: $31,191
• Rent vs Own: 91.5% rent · 8.5% own
• Severe rent burden: 1882.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Two or more races 7% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 10% · Canada, China, Philippines
• Languages at home: 84% English-only · Spanish 8% Other Asian/Pacific 2% Chinese 2%

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: ▲ 9.31%
• Current HPI: 238.2553
• Rent YoY: ▲ 1.69%
• 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

+140.4% since first listed

14 events — show timeline

• 2025-12-01 Listed $250,000 Fizber.com
• 2025-10-25 Listing Removed — GPRMLS
• 2025-09-05 Listed $274,900 GPRMLS
• 2024-06-21 Sold (Public Records) $135,000 Public Records
• 2022-12-21 Sold (MLS) $80,050 GPRMLS
• 2022-12-01 Pending — GPRMLS
• 2022-12-01 Pending — GPRMLS
• 2022-11-02 Pending — GPRMLS
• 2022-11-02 Pending — GPRMLS
• 2022-11-02 Listing Removed — GPRMLS
• 2022-10-27 Listed $68,900 GPRMLS
• 2022-10-27 Listed $68,900 GPRMLS
• 2022-06-23 Sold (Public Records) $72,000 Public Records
• 2006-06-26 Sold (Public Records) $104,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,588 · -7.9% YoY. Source: county tax records.