7330 Cuming St · Lincoln, NE 68507

$152,900

3 bd · 1.0 ba · 1,181 sqft · SingleFamily public records · 126 Days on market

Built 1954 9,148 sqft lot $129/sqft · 30% below area Est $218k · 30% under ↓ 7% since listing

---

Why this score? — see what drove the B 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).

• Cash flow +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with serious potential! Located on a fantastic lot, this property is ready for your vision and renovation expertise. Home needs work and is priced accordingly, perfect opportunity for a flip, rental, or full remodel. Solid upside in location and lot alone. Being sold As-Is. Bring your ideas!

Key facts

• 9,148 sq ft lot
• Built 1954
• Listed 126 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $135k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 (+2.4%/yr); 100 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 126 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.19% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $218,037
• List price: $152,900
• Delta: -29.87%
• 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
4940 N 73rd St	0.04mi	2/1.0 (-1)	1,220 (+3%)	12mo	$185,000	$152	78
7210 Stanton St	0.16mi	2/1.0 (-1)	1,194 (+1%)	10mo	$215,000	$180	78
7311 Cuming St	0.03mi	2/2.0 (-1)	1,300 (+10%)	6mo	$210,000	$162	68
6616 Havelock Ave	0.64mi	3/1.0	1,200 (+2%)	4mo	$148,000	$123	64
4800 N 72nd St	0.16mi	3/1.0	1,026 (-13%)	11mo	$215,000	$210	61
7235 Platte Ave	0.37mi	2/2.0 (-1)	1,206 (+2%)	15mo	$220,000	$182	58
6830 Morrill Ave	0.65mi	2/1.5 (-1)	1,222 (+4%)	1mo	$201,000	$164	56
6625 Burlington Ave	0.57mi	3/1.0	1,128 (-4%)	12mo	$224,900	$199	56
6920 Havelock Ave	0.50mi	2/2.0 (-1)	1,225 (+4%)	9mo	$215,000	$176	54
7109 Platte Ave	0.39mi	2/1.0 (-1)	1,010 (-14%)	5mo	$174,900	$173	48
6633 Platte Ave	0.60mi	3/1.0	1,064 (-10%)	10mo	$195,000	$183	47
4301 N 66th St	0.72mi	3/1.0	1,320 (+12%)	14mo	$162,000	$123	36

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 · 2.37% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,443
• Equity at exit: $22,798

10-year hold

• IRR: 8.1%
• Equity multiple: 1.60×
• Total profit: $25,691
• Equity at exit: $13,220

Cash invested: $42,812 (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 68507

• Rents YoY: 2.4%
• Active inventory: 100
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$802
• Tax from tax record: −$187 /mo · $2,246/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $384

Break-even live

Break-even rent $1,333

Max offer price $152,900

Occupancy floor 74%

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: $38,225
• Closing costs: $4,587
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6417 Burlington Ave Unit 4 Lincoln, NE	3.0	2.0	1000	$1,300	$1.30	43d	1	0.71mi
6433 Platte Ave Lincoln, NE	2.0	1.0	1386	$1,995	$1.44	21d	1	0.72mi
4444 N 60th St Lincoln, NE	2.0	1.0	1248	$1,440	$1.15	13d	1	1.02mi
8430 Fremont St Lincoln, NE	1.0–3.0	1.0–2.0	1050	$2,380	$2.27	1d	22	1.18mi
3609 N 60th St Unit 7 Lincoln, NE	2.0	1.0	724	$795	$1.10	43d	1	1.39mi

Listing history 18 events

1. 2026-06-18
   days on market $152,900 Active 126 DOM
2. 2026-06-17
   days on market $152,900 Active 125 DOM
3. 2026-06-16
   days on market $152,900 Active 124 DOM
4. 2026-06-15
   days on market $152,900 Active 123 DOM
5. 2026-06-14
   days on market $152,900 Active 121 DOM
6. 2026-06-10
   days on market $152,900 Active 118 DOM
7. 2026-06-09
   days on market $152,900 Active 117 DOM
8. 2026-06-08
   days on market $152,900 Active 116 DOM
9. 2026-06-07
   days on market $152,900 Active 115 DOM
10. 2026-06-05
    days on market $152,900 Active 112 DOM
11. 2026-06-03
    days on market $152,900 Active 111 DOM
12. 2026-06-02
    days on market $152,900 Active 110 DOM
13. 2026-05-31
    days on market $152,900 Active 108 DOM
14. 2026-05-30
    days on market $152,900 Active 107 DOM
15. 2026-02-12
    listed $152,900 New 309-char remark

    Show marketing remark (309 chars)

    Investor special with serious potential! Located on a fantastic lot, this property is ready for your vision and renovation expertise. Home needs work and is priced accordingly, perfect opportunity for a flip, rental, or full remodel. Solid upside in location and lot alone. Being sold As-Is. Bring your ideas!

16. 2026-02-12
    historical

    Show marketing remark (309 chars)

    Investor special with serious potential! Located on a fantastic lot, this property is ready for your vision and renovation expertise. Home needs work and is priced accordingly, perfect opportunity for a flip, rental, or full remodel. Solid upside in location and lot alone. Being sold As-Is. Bring your ideas!

17. 2026-01-22
    listed $159,900 New
18. 2022-11-15
    soldstatus $165,000

ⓘ 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: $2,246 · $187/mo
• Projected year-2 tax: $2,645 · $220/mo
• Expected delta: +$399/yr (+$33/mo · 17.8%)

ⓘ 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: $21,822
• − Mortgage interest: −$8,565
• − Property taxes: −$2,246
• − Insurance: −$764
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$4,448
• Taxable income: $2,308
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $4,053/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): 16,029
• Household income: $69,488
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 557.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 9% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 94% English-only · Spanish 4% Vietnamese 1% Arabic 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: ▼ -273.66%
• Current HPI: 234.3628
• Rent YoY: ▲ 2.37%
• 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

-7.3% since first listed

4 events — show timeline

• 2026-02-12 Listing Removed — GPRMLS
• 2026-02-12 Listed $152,900 GPRMLS
• 2026-01-22 Listed $159,900 GPRMLS
• 2022-11-15 Sold (Public Records) $165,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,246 · +1.6% YoY. Source: county tax records.