1309 W Plum St · Lincoln, NE 68522

$89,900

3 bd · 2.0 ba · 1,088 sqft · Manufactured · 63 Days on market

Built 2026 Good condition $83/sqft · 89% above area

---

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
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning home where space, comfort, and modern design come together perfectly. From the moment you walk in, you will notice the vaulted ceilings that instantly open up the home and give it a bright, airy feel. This 3-bedroom, 2-bathroom home features a huge primary bedroom that truly stands out, offering plenty of space to relax and unwind. The attached bathroom includes a garden tub, creating a perfect spot to recharge after a long day. The layout of the home flows naturally into the living room, making it ideal for everyday living or hosting. Ceiling fans in both the living room and primary bedroom add comfort and efficiency year-round. Every detail in this home was designed with convenience and comfort in mind, making it completely move-in ready and easy to enjoy from day one. Located in a well-maintained community, residents also enjoy access to amenities such as a pool, playground, and clubhouse, adding even more value to the lifestyle here. Homes like this do not stay available long. Schedule your showing today and see everything this home has to offer before it is gone.

Key facts

• Access to amenities
• Attached bathroom
• Living room

Tags

• HIGH CEILINGS
• GARDEN TUB
• ATTACHED BATHROOM
• LIVING ROOM
• CEILING FANS
• ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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); 90 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.69% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.50%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $47,500
• List price: $89,900
• Delta: 89.26%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1407 W Commodore Blvd #194	0.07mi	3/2.0	1,088 (0%)	11mo	$60,000	$55	87
1021 Gordon Dr	0.16mi	3/2.0	1,056 (-3%)	1mo	$46,000	$44	87
1407 W Commodore Blvd	0.07mi	3/2.0	1,152 (+6%)	1mo	$49,000	$43	86
1015 Gordon Dr	0.16mi	3/2.0	1,088 (0%)	20mo	$60,000	$55	76
1206 W Plum St	0.05mi	3/2.0	1,152 (+6%)	20mo	$60,000	$52	71
1800 SW 11th St	0.26mi	3/2.0	1,216 (+12%)	5mo	$41,000	$34	64
1427 W Arlington Ave	0.17mi	3/2.0	1,216 (+12%)	14mo	$50,000	$41	61
1925 Last Rd #219	0.18mi	3/2.0	1,008 (-7%)	23mo	$60,000	$60	61
1021 W Peach St	0.13mi	2/2.0 (-1)	924 (-15%)	16mo	$44,000	$48	51

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 · 2.38% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 1.84×
• Total profit: $21,254
• Equity at exit: $13,404

10-year hold

• IRR: 28.6%
• Equity multiple: 3.47×
• Total profit: $62,097
• Equity at exit: $7,773

Cash invested: $25,172 (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: 90
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $577

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 57%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	43d	1	0.02mi
1915 SW 12th St Unit 128 Lincoln, NE	2.0	1.0	728	$1,429	$1.96	43d	1	0.12mi
705 Folsom Ln Lincoln, NE	1.0–3.0	1.0–2.5	1173	$2,105	$1.79	13d	16	0.53mi
1101 W C St Lincoln, NE	1.0–3.0	1.0	1045	$1,385	$1.33	13d	9	0.64mi
2960 S Coddington Ave Lincoln, NE	1.0–2.0	1.0	798	$1,419	$1.78	13d	10	0.68mi
1500 S Folsom St Unit 6 Lincoln, NE	2.0	1.0	766	$975	$1.27	21d	1	0.76mi
1500 S Folsom St Unit 8 Lincoln, NE	2.0	1.0	766	$950	$1.24	21d	1	0.76mi
1500 S Folsom St Unit 4 Lincoln, NE	2.0	1.0	766	$975	$1.27	43d	1	0.77mi
760 W C St Lincoln, NE	1.0–3.0	1.0–2.0	1018	$1,419	$1.39	13d	8	0.81mi
1170 SW 27th St Lincoln, NE	2.0–3.0	2.0	1022	$1,349	$1.32	13d	12	1.08mi

Listing history 15 events

1. 2026-06-18
   days on market $89,900 Active 63 DOM
2. 2026-06-17
   days on market $89,900 Active 62 DOM
3. 2026-06-16
   days on market $89,900 Active 61 DOM
4. 2026-06-15
   days on market $89,900 Active 60 DOM
5. 2026-06-14
   days on market $89,900 Active 58 DOM
6. 2026-06-10
   days on market $89,900 Active 55 DOM
7. 2026-06-09
   days on market $89,900 Active 54 DOM
8. 2026-06-08
   days on market $89,900 Active 53 DOM
9. 2026-06-07
   days on market $89,900 Active 52 DOM
10. 2026-06-05
    days on market $89,900 Active 49 DOM
11. 2026-06-03
    days on market $89,900 Active 48 DOM
12. 2026-06-02
    days on market $89,900 Active 47 DOM
13. 2026-05-31
    days on market $89,900 Active 45 DOM
14. 2026-05-30
    days on market $89,900 Active 44 DOM
15. 2026-04-16
    listed $91,900 Active 1109-char remark

    Show marketing remark (1109 chars)

    Welcome to this stunning home where space, comfort, and modern design come together perfectly. From the moment you walk in, you will notice the vaulted ceilings that instantly open up the home and give it a bright, airy feel. This 3-bedroom, 2-bathroom home features a huge primary bedroom that truly stands out, offering plenty of space to relax and unwind. The attached bathroom includes a garden tub, creating a perfect spot to recharge after a long day. The layout of the home flows naturally into the living room, making it ideal for everyday living or hosting. Ceiling fans in both the living room and primary bedroom add comfort and efficiency year-round. Every detail in this home was designed with convenience and comfort in mind, making it completely move-in ready and easy to enjoy from day one. Located in a well-maintained community, residents also enjoy access to amenities such as a pool, playground, and clubhouse, adding even more value to the lifestyle here. Homes like this do not stay available long. Schedule your showing today and see everything this home has to offer before it is gone.

ⓘ 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: $18,199
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$2,615
• Taxable income: $5,838
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $5,521/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

Good 75/100 Cosmetic rehab

This 3-bedroom, 2-bathroom home in Lincoln, NE, is in good condition with minor repairs needed. It offers a bright, airy feel with vaulted ceilings and a well-maintained interior. The highest-ROI updates include fresh paint and deep cleaning to enhance its curb appeal and functionality.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathtub and shower area — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Deep clean kitchen cabinets — Clean cabinets improve functionality and appearance
• Both Deep clean bathtub and shower area — Clean shower area enhances functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathtub and shower area · Need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Deep clean kitchen cabinets — Clean cabinets improve functionality and appearance ↑
• Both Deep clean bathtub and shower area — Clean shower area enhances functionality and appearance ↑

ⓘ 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

Price history

1 event — show timeline

• 2026-04-16 Listed $91,900 Zillow