7615 Greycliff Dr · Lincoln, NE 68516

$350,000

2 bd · 4.0 ba · 2,507 sqft · Townhouse public records · 43 Days on market

Built 2013 5,663 sqft lot $140/sqft · 9% below area Est $385k · 9% under $100/mo HOA · 7% 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 +11.6/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Cash flow +1.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy ease of living in this lovely townhome located in the desirable Thompson Creek neighborhood! Priced below assessed value! This quality built Stonybrook townhome provides a concrete brick shared wall providing both safety and privacy. Enter to an open floor plan with vaulted ceilings, a cozy Living Room, Hearth Room with Electric Fireplace, Informal Dining as well as a large Island w/ quartz countertops allowing additional seating. The Primary Suite offers coffered ceilings, a large walk in closet, & Bathroom with jetted and heated soaking tub. The second Bedroom, full Bathroom and Laundry round out the main level. The finished Basement houses the 3rd Bedroom w/ walk-in closet, full bath, storage and a Huge Family Room with new paint and carpet. Outdoors you have a privacy fenced backyard which has been fully landscaped, attached 2 stall garage with shelving and inviting front porch. The HOA handles the lawn and snow. Location is ideal and close to all needed amenities.

Key facts

• Coffered ceilings
• Open floor plan
• Quartz countertops

Tags

• THOMPSON CREEK NEIGHBORHOOD
• OPEN FLOOR PLAN
• VAULTED CEILINGS
• ELECTRIC FIREPLACE
• QUARTZ COUNTERTOPS
• COFFERED CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath townhouse listed at $350k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (70.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (60.4% below list).
• Recommended offer: $104k (70.4% below list) — sets the bar for cash-flow.
• Cap rate 1.5% vs local median 3.0% in Lincoln — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+3.3%/yr); 472 active listings in the ZIP; solid renter incomes; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).
• This rent is only 17% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lancaster County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,506 (70.4% 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 43 days. Have you received any prior offers? Is the seller open to a 70% 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: 0.40% ✗
• Cap rate: 1.51%
• Cash-on-cash: -17.09%
• DSCR: 0.24
• GRM: 21.0

CMA / ARV

• ARV (median comp): $385,361
• List price: $350,000
• Delta: -9.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7548 Kentwell Ln	0.13mi	3/3.0 (+1)	2,643 (+5%)	2mo	$455,000	$172	74
7550 Greycliff Dr	0.07mi	3/3.0 (+1)	2,508 (0%)	18mo	$405,000	$161	72
5964 Billings Dr	0.31mi	3/3.0 (+1)	2,546 (+2%)	3mo	$356,000	$140	72
7337 S 53rd Street Ct	0.31mi	3/3.0 (+1)	2,453 (-2%)	5mo	$355,000	$145	69
5909 Minter Ln	0.29mi	3/3.0 (+1)	2,575 (+3%)	8mo	$412,500	$160	67
7544 Greycliff Dr	0.08mi	3/2.5 (+1)	2,635 (+5%)	12mo	$418,000	$159	66
5916 Billings Dr	0.27mi	3/3.0 (+1)	2,391 (-5%)	18mo	$348,000	$146	56
7240 Marie Ln	0.54mi	2/3.0	2,706 (+8%)	8mo	$425,000	$157	51
4901 Eagle Ridge Rd	0.52mi	2/3.0	2,321 (-7%)	14mo	$390,000	$168	48
7342 S 53rd Street Ct	0.28mi	3/3.0 (+1)	2,194 (-12%)	12mo	$331,000	$151	47
7301 S 52nd St	0.38mi	3/3.0 (+1)	2,882 (+15%)	17mo	$440,000	$153	34
5721 Shadow Ln	0.74mi	3/3.0 (+1)	2,856 (+14%)	1mo	$392,500	$137	33

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 · 3.33% rent growth · sell at horizon

5-year hold

• IRR: -49.8%
• Equity multiple: -0.48×
• Total profit: $-145,058
• Equity at exit: $52,186

10-year hold

• IRR: -96.2%
• Equity multiple: -1.43×
• Total profit: $-238,575
• Equity at exit: $30,262

Cash invested: $98,000 (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 68516

• Rents YoY: 3.3%
• Active inventory: 472
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$410 /mo · $4,917/yr
• Insurance: −$146
• HOA: −$100
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-1,395

Break-even live

Break-even rent $3,153

Max offer price $103,506

Occupancy floor —

Sensitivity live

Price	-10% $-1,197	-5% $-1,296	+0% $-1,395	+5% $-1,494	+10% $-1,593
Rent	-10% $-1,505	-5% $-1,450	+0% $-1,395	+5% $-1,341	+10% $-1,286
Rate	-1.0pp $-1,219	-0.5pp $-1,306	base $-1,395	+0.5pp $-1,486	+1.0pp $-1,578

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: electric

Listing history 25 events

1. 2026-04-16
   listed $350,000 New 993-char remark

   Show marketing remark (993 chars)

   Enjoy ease of living in this lovely townhome located in the desirable Thompson Creek neighborhood! Priced below assessed value! This quality built Stonybrook townhome provides a concrete brick shared wall providing both safety and privacy. Enter to an open floor plan with vaulted ceilings, a cozy Living Room, Hearth Room with Electric Fireplace, Informal Dining as well as a large Island w/ quartz countertops allowing additional seating. The Primary Suite offers coffered ceilings, a large walk in closet, & Bathroom with jetted and heated soaking tub. The second Bedroom, full Bathroom and Laundry round out the main level. The finished Basement houses the 3rd Bedroom w/ walk-in closet, full bath, storage and a Huge Family Room with new paint and carpet. Outdoors you have a privacy fenced backyard which has been fully landscaped, attached 2 stall garage with shelving and inviting front porch. The HOA handles the lawn and snow. Location is ideal and close to all needed amenities.

2. 2026-04-16
   historical

   Show marketing remark (993 chars)

   Enjoy ease of living in this lovely townhome located in the desirable Thompson Creek neighborhood! Priced below assessed value! This quality built Stonybrook townhome provides a concrete brick shared wall providing both safety and privacy. Enter to an open floor plan with vaulted ceilings, a cozy Living Room, Hearth Room with Electric Fireplace, Informal Dining as well as a large Island w/ quartz countertops allowing additional seating. The Primary Suite offers coffered ceilings, a large walk in closet, & Bathroom with jetted and heated soaking tub. The second Bedroom, full Bathroom and Laundry round out the main level. The finished Basement houses the 3rd Bedroom w/ walk-in closet, full bath, storage and a Huge Family Room with new paint and carpet. Outdoors you have a privacy fenced backyard which has been fully landscaped, attached 2 stall garage with shelving and inviting front porch. The HOA handles the lawn and snow. Location is ideal and close to all needed amenities.

3. 2026-03-26
   listed $360,000 New
4. 2026-03-26
   historical
5. 2025-11-26
   listed $360,000 New
6. 2025-11-26
   historical
7. 2025-10-24
   listed $365,000 New
8. 2025-09-02
   historical
9. 2025-08-13
   listed $369,000 New
10. 2025-08-13
    historical
11. 2025-06-27
    listed $369,000 New
12. 2025-06-27
    historical
13. 2025-06-06
    listed $369,900 New
14. 2025-06-06
    historical
15. 2025-05-06
    listed $375,000 New
16. 2023-11-08
    soldstatus $345,000
17. 2023-11-06
    soldstatus $344,900 Sold
18. 2023-10-23
    status Pending
19. 2023-09-12
    price $349,900
20. 2023-08-18
    price $354,900
21. 2023-07-31
    price $359,900
22. 2023-07-10
    listed $364,500 New
23. 2014-02-28
    soldstatus $225,910
24. 2013-07-01
    historical
25. 2013-07-01
    listed $188,500

ⓘ 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: $4,917 · $410/mo
• Projected year-2 tax: $6,055 · $505/mo
• Expected delta: +$1,138/yr (+$95/mo · 23.1%)

ⓘ 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 5/10 Major
• 🌡 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: $16,644
• − Mortgage interest: −$19,605
• − Property taxes: −$4,917
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − HOA: −$1,200
• − Depreciation: −$10,182
• Taxable loss: −$23,674
• Est. tax savings @ 24.0%: +$5,682
• After-tax cash flow: $-11,062/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): 48,903
• Household income: $100,821
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1192.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 3% Black 2%
• Common ancestry: Italian 3% Iranian 2% Romanian 2%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 1% Russian/Polish/Slavic 1% Vietnamese 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: ▼ -243.57%
• Current HPI: 226.0324
• Rent YoY: ▲ 3.33%
• 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

+85.7% since first listed

25 events — show timeline

• 2026-04-16 Listing Removed — GPRMLS
• 2026-04-16 Listed $350,000 GPRMLS
• 2026-03-26 Listing Removed — GPRMLS
• 2026-03-26 Listed $360,000 GPRMLS
• 2025-11-26 Listing Removed — GPRMLS
• 2025-11-26 Listed $360,000 GPRMLS
• 2025-10-24 Listed $365,000 GPRMLS
• 2025-09-02 Listing Removed — GPRMLS
• 2025-08-13 Listing Removed — GPRMLS
• 2025-08-13 Listed $369,000 GPRMLS
• 2025-06-27 Listing Removed — GPRMLS
• 2025-06-27 Listed $369,000 GPRMLS
• 2025-06-06 Listing Removed — GPRMLS
• 2025-06-06 Listed $369,900 GPRMLS
• 2025-05-06 Listed $375,000 GPRMLS
• 2023-11-08 Sold (Public Records) $345,000 Public Records
• 2023-11-06 Sold (MLS) $344,900 GPRMLS
• 2023-10-23 Pending — GPRMLS
• 2023-09-12 Price Changed $349,900 GPRMLS
• 2023-08-18 Price Changed $354,900 GPRMLS
• 2023-07-31 Price Changed $359,900 GPRMLS
• 2023-07-10 Listed $364,500 GPRMLS
• 2014-02-28 Sold (MLS) $225,910 GPRMLS
• 2013-07-01 Listed $188,500 GPRMLS
• 2013-07-01 Listing Removed — GPRMLS

Property tax history

+14.4%/yr

Latest (2023): $4,917 · +0.7% YoY. Source: county tax records.