1025 E St · Lincoln, NE 68508

$999,000

None bd · None ba · 4,752 sqft · MultiFamily public records · 14 Days on market

Built 1982 3,550 sqft lot

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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 +27.0/30.0
• Appreciation +9.7/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 13 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Well-located 13-unit apartment building at 1025 E Street in Lincoln, Nebraska. This property offers a solid multifamily investment with a proven rental history and consistent demand. Property consist of 10-2 bed 1 bath units and 3-1 bed 1 bath units. The unit mix supports steady occupancy and reliable in-place income. Situated near downtown Lincoln, the University of Nebraska–Lincoln, and major employment centers, the property benefits from strong rental demand driven by proximity to campus, hospitals, and urban amenities. Easy access to public transportation and arterial roads further enhances tenant appeal. This is a straightforward opportunity for an investor seeking a stabilized m

Key facts

• Strong rental demand
• Consistent demand
• Steady occupancy

Tags

• MULTIFAMILY INVESTMENT
• PROVEN RENTAL HISTORY
• CONSISTENT DEMAND
• STEADY OCCUPANCY
• RELIABLE IN-PLACE INCOME
• STRONG RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 13 × 2-bed/?-bath units multifamily listed at $999k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $215/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $999k).
• Cap rate 9.6% 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: Everett Elementary School (math 22% / reading 37%, grade F, #427 of 502 statewide, top 87%, 384 students, 0% FRL); Park Middle School (math 37% / reading 37%, grade F, #99 of 128 statewide, top 79%, 834 students, 68% FRL); Lincoln High School (math 38% / reading 41%, grade F, #184 of 261 statewide, top 76%, 2,196 students, 59% FRL).
• Zoned-school proficiency averages 35% at this address vs 52% district-wide (-16 pts) — the specific schools serving this property underperform the Lincoln Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 47 active listings in the ZIP; lower-income renter base — watch delinquency; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).
• At $11,894/mo this rent would consume 458% 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 $100k of equity ($7k loan paydown + $93k appreciation (9.3% local appreciation)).
• Lancaster County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.3% appreciation + 1.7% rent growth), your $280k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$160k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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 $860k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $999,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $603,504
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 H St	0.31mi	15/7.0	5,302 (+12%)	10mo	$675,000	$127	58
1930 G St	0.74mi	12/6.0	4,446 (-6%)	14mo	$450,000	$101	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 31.2%
• Equity multiple: 3.36×
• Total profit: $659,825
• Equity at exit: $850,375

10-year hold

• IRR: 26.8%
• Equity multiple: 7.30×
• Total profit: $1,762,888
• Equity at exit: $1,783,526

Cash invested: $279,720 (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: 91.0×

Monthly cashflow live

• Estimated rent: $11,894 high
• Mortgage (P&I): −$5,239
• Tax from tax record: −$949 /mo · $11,385/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,498
• Net cashflow: $2,792

Break-even live

Break-even rent $8,359

Max offer price $999,000

Occupancy floor 72%

13-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 13× units	2	—	$11,895
Total (13 units)			$11,894

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-24
   status Pending
2. 2026-04-10
   listed $999,000 New
3. 2026-04-10
   historical
4. 2026-03-20
   listed $1,099,000 New
5. 2026-03-20
   historical
6. 2026-03-09
   listed $1,214,000 New
7. 2026-03-09
   historical
8. 2026-01-05
   listed $1,224,000 New
9. 2024-04-10
   historical $1,485
10. 2024-03-30
    price $1,485
11. 2024-03-13
    price $1,500
12. 2024-01-07
    listed $1,600
13. 2019-12-20
    soldstatus $860,000

ⓘ 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: $11,385 · $949/mo
• Projected year-2 tax: $17,283 · $1,440/mo
• Expected delta: +$5,898/yr (+$492/mo · 51.8%)

ⓘ 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: $142,728
• − Mortgage interest: −$55,960
• − Property taxes: −$11,385
• − Insurance: −$4,995
• − Repairs & maintenance: −$11,418
• − Management: −$11,418
• − Depreciation: −$29,062
• Taxable income: $18,491
• Est. tax owed @ 24.0%: −$4,438
• After-tax cash flow: $29,071/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

+16.2% since first listed

13 events — show timeline

• 2026-04-24 Pending — GPRMLS
• 2026-04-10 Listing Removed — GPRMLS
• 2026-04-10 Listed $999,000 GPRMLS
• 2026-03-20 Listing Removed — GPRMLS
• 2026-03-20 Listed $1,099,000 GPRMLS
• 2026-03-09 Listing Removed — GPRMLS
• 2026-03-09 Listed $1,214,000 GPRMLS
• 2026-01-05 Listed $1,224,000 GPRMLS
• 2024-04-10 Rental Removed $1,485 APPFOLIO
• 2024-03-30 Price Changed $1,485 APPFOLIO
• 2024-03-13 Price Changed $1,500 APPFOLIO
• 2024-01-07 Listed for Rent $1,600 APPFOLIO
• 2019-12-20 Sold (Public Records) $860,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $11,385 · -3.3% YoY. Source: county tax records.