1801 SW 12th St · Lincoln, NE 68522

$45,000

3 bd · 2.0 ba · 1,444 sqft · Other · 34 Days on market

Built 1977 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

??Investment Opportunity!?? Are you looking for a great investment opportunity in Sw Lincoln? Look no further! This Doublewide 3 Bed/2Bath mobile home is a great way to get your feet wet with either renting or flipping. Just off the highway, this home sits on a spacious corner lot in the beautiful Harbour West Mobile Home Park. Home has a great roof, updated furnace, water heater and an outdoor shed with electricity! Lot rent is $850/month. Contact for private showing!

Key facts

• Spacious corner lot
• Updated furnace
• Built 1977

Tags

• SPACIOUS CORNER LOT
• UPDATED FURNACE
• OUTDOOR SHED WITH ELECTRICITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $955 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.8% 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: Roper Elementary School (math 46% / reading 44%, grade D-, #287 of 502 statewide, top 57%, 863 students, 58% 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 schools average 62% FRL vs 37% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 91 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.56% ✓
• Cap rate: 31.76%
• Cash-on-cash: 90.95%
• DSCR: 5.05
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.38% rent growth · sell at horizon

5-year hold

• IRR: 91.0%
• Equity multiple: 5.17×
• Total profit: $52,564
• Equity at exit: $6,710

10-year hold

• IRR: 93.8%
• Equity multiple: 10.54×
• Total profit: $120,167
• Equity at exit: $3,891

Cash invested: $12,600 (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 68522

• Home prices YoY: -31.6%
• Rents YoY: 2.4%
• Active inventory: 91
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $955

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 35%

Sensitivity live

Price	-10% $986	-5% $971	+0% $955	+5% $939	+10% $924
Rent	-10% $828	-5% $892	+0% $955	+5% $1,018	+10% $1,082
Rate	-1.0pp $978	-0.5pp $966	base $955	+0.5pp $943	+1.0pp $931

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 W Plum St #73 Lincoln, NE	3.0	2.0	1088	$1,679	$1.54	45d	1	0.20mi
1101 W C St Lincoln, NE	1.0–3.0	1.0	1045	$1,385	$1.33	15d	9	0.42mi
705 Folsom Ln Lincoln, NE	1.0–3.0	1.0–2.5	1173	$2,105	$1.79	15d	16	0.47mi
760 W C St Lincoln, NE	1.0–3.0	1.0–2.0	1018	$1,419	$1.39	15d	8	0.63mi
701 W C St Lincoln, NE	2.0	1.0	1554	$1,650	$1.06	22d	1	0.68mi
2960 S Coddington Ave Lincoln, NE	1.0–2.0	1.0	798	$1,419	$1.78	15d	10	0.89mi
1170 SW 27th St Lincoln, NE	2.0–3.0	2.0	1022	$1,349	$1.32	15d	12	1.02mi
1708 S 6th St Unit 2 Lincoln, NE	4.0	2.0	1444	$1,800	$1.25	15d	1	1.48mi

Listing history 12 events

1. 2026-06-15
   days on market $45,000 Active 34 DOM
2. 2026-06-14
   days on market $45,000 Active 32 DOM
3. 2026-06-10
   days on market $45,000 Active 29 DOM
4. 2026-06-09
   days on market $45,000 Active 28 DOM
5. 2026-06-08
   days on market $45,000 Active 27 DOM
6. 2026-06-07
   days on market $45,000 Active 26 DOM
7. 2026-06-05
   days on market $45,000 Active 23 DOM
8. 2026-06-03
   days on market $45,000 Active 22 DOM
9. 2026-06-02
   days on market $45,000 Active 21 DOM
10. 2026-05-31
    days on market $45,000 Active 19 DOM
11. 2026-05-30
    days on market $45,000 Active 18 DOM
12. 2026-05-12
    listed $45,000 Active 473-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $19,230
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$1,309
• Taxable income: $11,424
• Est. tax owed @ 24.0%: −$2,742
• After-tax cash flow: $8,719/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This doublewide mobile home requires moderate renovations to improve its curb appeal and interior condition, enhancing its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major landscaping — Overgrown and unkempt
• Major flooring — Worn carpet in need of replacement

Value-add opportunities

• Both landscaping — Improves curb appeal and rental value
• Both exterior siding — Enhances home's appearance and value
• Both flooring — Fresh carpet improves comfort and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
flooring · Worn carpet in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping — Improves curb appeal and rental value ↑
• Both exterior siding — Enhances home's appearance and value ↑
• Both flooring — Fresh carpet improves comfort and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 14,836
• Household income: $77,597
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 366.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 9% Two or more races 8% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Arab 4% Italian 2% Romanian 2%
• Foreign-born: 11% · Canada, Philippines, Vietnam
• Languages at home: 85% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 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: ▼ -114.49%
• Current HPI: 247.8809
• Rent YoY: ▲ 2.38%
• 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