4533 Stockwell St · Lincoln, NE 68506

$228,000

3 bd · 2.0 ba · 1,693 sqft · SingleFamily public records · 29 Days on market

Built 1926 7,100 sqft lot $135/sqft · 12% below area Est $283k · 19% under

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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
• Cash flow +9.9/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• DSCR +2.8/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming College View Craftsman with space, character, & an unbeatable location! This 3+3 bedroom, 2 bath 1926 home blends timeless charm with thoughtful updates. Step onto the covered front porch with swing & into a home filled with beautiful original woodwork, real hardwood floors, high ceilings, built-ins, & fresh paint throughout. The spacious living & dining rooms flow into a refreshed kitchen (2023). Main level offers 3 large bedrooms, remodeled bath (2021), and laundry for convenience. The lower level adds 3 non-conforming bedrooms, a second remodeled bath (2021), great storage, & flexible unfinished space for a gym or studio. Outside features a fully fenc

Key facts

• Covered front porch
• Original woodwork
• Remodeled bath

Tags

• COVERED FRONT PORCH
• ORIGINAL WOODWORK
• REFRESHED KITCHEN
• REMODELED BATH
• FULLY FENCED YARD
• FRUIT TREES

Property features AI

Exterior

• Parking: Carport (1 covered space); Extra parking slab / open parking (1 total parking space listed); Detached/attached garage not indicated (one garage space recorded)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; Residential property; Not new (built in 1926); Below-grade finished area (basement) and above-grade living area
• Construction: Frame construction; Block foundation; Composition roof; Year built 1926
• Exterior features: Front porch; Chain link fencing; Shed(s) on property; Level lot with alley access; Lot approximately 50 x 142 (about 0.16 acres)

Interior

• Kitchen: Range; Refrigerator; Freezer; Dishwasher; Garbage disposal; Microwave; Vinyl flooring; Ceiling fan
• Bedrooms: Master bedroom on main floor with wood floors, 9'+ ceiling, and ceiling fan; Bedroom 2 on main floor with wood floors, 9'+ ceiling, and ceiling fan; Bedroom 3 on main floor with wood floors, 9'+ ceiling, and ceiling fan
• Flooring: Wood flooring; Carpet; Vinyl; Concrete
• Bathrooms: Two bathrooms total (including one on the main level and one below grade)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: High ceilings; Ceiling fans; Formal dining room; Partially finished basement with windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (24.0% below list).
• Recommended offer: $173k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Zoned schools: Calvert Elementary School (math 32% / reading 47%, grade F, #346 of 502 statewide, top 74%, 312 students, 57% FRL); Pound Middle School (math 60% / reading 59%, grade B, #18 of 128 statewide, top 15%, 727 students, 39% FRL); Lincoln Southeast High School (math 51% / reading 52%, grade D+, #105 of 261 statewide, top 40%, 1,929 students, 16% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising (+3.7%/yr); 156 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 29 days — a 2% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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 $148k; list at $228k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,226 (24.0% 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. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 11.0

CMA / ARV

• ARV (median comp): $283,018
• List price: $228,000
• Delta: -15.55%
• 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
4341 S 45th St	0.41mi	3/2.0	1,705 (+1%)	2mo	$298,000	$175	78
2815 S 42nd St	0.67mi	3/2.0	1,699 (+0%)	4mo	$250,000	$147	65
4210 Van Dorn St	0.70mi	3/2.0	1,684 (-0%)	2mo	$236,000	$140	65
4513 Meredeth St	0.29mi	2/2.0 (-1)	1,500 (-11%)	1mo	$259,900	$173	62
2905 S 41st St	0.65mi	2/2.0 (-1)	1,721 (+2%)	2mo	$253,500	$147	60
4041 S 37th St	0.52mi	3/2.0	1,525 (-10%)	2mo	$290,000	$190	58
3100 S 54th St	0.71mi	3/2.0	1,798 (+6%)	2mo	$300,000	$167	55
5320 Spruce St	0.74mi	3/3.0	1,762 (+4%)	3mo	$275,500	$156	52
4815 South Haven Dr	0.72mi	4/2.5 (+1)	1,786 (+6%)	2mo	$290,000	$162	49
3720 S 56th St	0.70mi	3/1.5	1,490 (-12%)	0mo	$150,000	$101	45
3751 Spruce St	0.69mi	3/2.5	1,940 (+15%)	1mo	$290,000	$149	41
2831 S 47th St	0.63mi	2/2.0 (-1)	1,456 (-14%)	4mo	$232,500	$160	39

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 · 3.67% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-44,774
• Equity at exit: $33,996

10-year hold

• IRR: -11.7%
• Equity multiple: 0.28×
• Total profit: $-45,733
• Equity at exit: $19,713

Cash invested: $63,840 (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 68506

• Rents YoY: 3.7%
• Active inventory: 156
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,732 medium
• Mortgage (P&I): −$1,196
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-141

Break-even live

Break-even rent $1,911

Max offer price $203,066

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-77	+0% $-141	+5% $-206	+10% $-270
Rent	-10% $-278	-5% $-210	+0% $-141	+5% $-73	+10% $-4
Rate	-1.0pp $-26	-0.5pp $-83	base $-141	+0.5pp $-200	+1.0pp $-260

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4125 High St Lincoln, NE	3.0	1.5	1600	$1,950	$1.22	23d	1	0.45mi
5218 High St Lincoln, NE	4.0	1.5	1769	$1,899	$1.07	45d	1	0.57mi
2800 Woods Blvd Lincoln, NE	2.0	2.0	1118	$1,152	$1.03	15d	5	1.22mi

Listing history 31 events

1. 2026-06-21
   days on market $228,000 Active 29 DOM
2. 2026-06-18
   days on market $228,000 Active 26 DOM
3. 2026-06-17
   days on market $228,000 Active 25 DOM
4. 2026-06-16
   days on market $228,000 Active 24 DOM
5. 2026-06-15
   days on market $228,000 Active 23 DOM
6. 2026-06-14
   days on market $228,000 Active 21 DOM
7. 2026-06-10
   days on market $228,000 Active 18 DOM
8. 2026-06-09
   days on market $228,000 Active 17 DOM
9. 2026-06-08
   days on market $228,000 Active 16 DOM
10. 2026-06-07
    days on market $228,000 Active 15 DOM
11. 2026-06-05
    days on market $228,000 Active 12 DOM
12. 2026-06-03
    days on market $228,000 Active 11 DOM
13. 2026-06-02
    days on market $228,000 Active 10 DOM
14. 2026-06-01
    days on market $228,000 Active 9 DOM
15. 2026-05-31
    days on market $228,000 Active 8 DOM
16. 2026-05-30
    days on market $228,000 Active 7 DOM
17. 2026-05-15
    price $228,000 977-char remark
18. 2026-02-27
    listed $239,000 New 977-char remark
19. 2023-10-16
    historical
20. 2023-10-10
    listed $249,000 New
21. 2023-10-10
    historical
22. 2023-09-07
    listed $249,000 New
23. 2023-09-07
    historical
24. 2023-08-25
    listed $261,965 New
25. 2018-09-17
    soldstatus $148,000
26. 2018-09-13
    soldstatus $148,000
27. 2018-08-01
    historical
28. 2018-07-31
    listed $149,900
29. 2018-07-27
    historical
30. 2018-07-09
    listed $149,900
31. 2012-02-17
    soldstatus $88,000

ⓘ 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: $2,628 · $219/mo
• Projected year-2 tax: $3,944 · $329/mo
• Expected delta: +$1,317/yr (+$110/mo · 50.1%)

ⓘ 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 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: $20,787
• − Mortgage interest: −$12,772
• − Property taxes: −$2,628
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$6,633
• Taxable loss: −$5,711
• Est. tax savings @ 24.0%: +$1,371
• After-tax cash flow: $-323/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): 27,531
• Household income: $72,637
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 1150.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 6% Asian 3% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Portuguese 2% Italian 2%
• Foreign-born: 7% · Canada, China, Philippines
• Languages at home: 89% English-only · Spanish 4% Other Asian/Pacific 1% Chinese 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: ▼ -253.20%
• Current HPI: 234.2428
• Rent YoY: ▲ 3.67%
• 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

+159.1% since first listed

17 events — show timeline

• 2026-05-23 Listed $228,000 GPRMLS
• 2026-05-22 Listing Removed — GPRMLS
• 2026-05-15 Price Changed $228,000 GPRMLS
• 2026-02-27 Listed $239,000 GPRMLS
• 2023-10-16 Listing Removed — GPRMLS
• 2023-10-10 Listing Removed — GPRMLS
• 2023-10-10 Listed $249,000 GPRMLS
• 2023-09-07 Listing Removed — GPRMLS
• 2023-09-07 Listed $249,000 GPRMLS
• 2023-08-25 Listed $261,965 GPRMLS
• 2018-09-17 Sold (Public Records) $148,000 Public Records
• 2018-09-13 Sold (MLS) $148,000 GPRMLS
• 2018-08-01 Listing Removed — GPRMLS
• 2018-07-31 Listed $149,900 GPRMLS
• 2018-07-27 Listing Removed — GPRMLS
• 2018-07-09 Listed $149,900 GPRMLS
• 2012-02-17 Sold (Public Records) $88,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,628 · +0.5% YoY. Source: county tax records.