925/927,929/931 Goodhue Blvd · Lincoln, NE 68508

$249,900

4 bd · 2.0 ba · 2,748 sqft · MultiFamily public records · 27 Days on market

Built 1913 7,100 sqft lot Est $315k · 21% under

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Why this score? — see what drove the A- 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
• Appreciation +9.7/10.0
• DSCR +8.8/10.0
• 1% rule +7.2/10.0
• 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: 1 unit. estimate disagrees with records

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

929 & 931 Goodhue Street, along with 925 & 927 Goodhue Street, comprise a four-unit multifamily investment located on a single parcel in a South Lincoln neighborhood. The property consists of two duplexes on the same parcel ID, offering an efficient and manageable small multifamily asset bringing in $3205/month. The unit mix includes three two-bedroom, one-bath units and one one-bedroom, one-bath unit, supporting steady rental demand and broad tenant appeal. Being situated on one parcel allows for streamlined ownership, management, and future planning. This is a solid opportunity for an investor seeking a straightforward four-unit property with consistent income in an establishe

Key facts

• 7,100 sq ft lot
• Built 1913
• Listed 26 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Rural water; Four electrical meters; Four gas meters
• Home design: Residential income property; Multi-family; Not new / not a model; Built in 1913
• Construction: Concrete perimeter foundation
• Exterior features: Lot about 0.16 acre (71 x 100); Lot included in price

Interior

• Heating & cooling: Natural gas heating; Radiant heat; Heating present
• Interior features: Basement present; Four furnaces; Four air conditioning units

🏷️ Possibly a rental listed for sale. The $249,900 price doesn't fit this home's estimated sale value (~$314,960) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% 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 (+1.7%/yr); 47 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).
• At $3,052/mo this rent would consume 117% 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 $25k of equity ($2k loan paydown + $23k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,151 (1.5% below list)

Questions for the listing agent

1. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.83%
• DSCR: 1.48
• GRM: 6.8

CMA / ARV

• ARV (median comp): $314,960
• List price: $249,900
• Delta: -20.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017-19 S 17th St	0.17mi	4/2.0	2,600 (-5%)	23mo	$189,500	$73	64
1200 S 13th St	0.24mi	4/4.0	2,576 (-6%)	19mo	$277,500	$108	55
2224 A St	0.69mi	5/3.0 (+1)	3,045 (+11%)	1mo	$165,000	$54	40
830 E St	0.48mi	3/1.0 (-1)	2,442 (-11%)	14mo	$235,000	$96	39
1135 Sumner St	0.63mi	5/4.0 (+1)	2,540 (-8%)	13mo	$255,000	$100	34

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: 30.3%
• Equity multiple: 3.30×
• Total profit: $160,775
• Equity at exit: $212,721

10-year hold

• IRR: 26.1%
• Equity multiple: 7.17×
• Total profit: $431,698
• Equity at exit: $446,149

Cash invested: $69,972 (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: 26.9×

Monthly cashflow live

• Estimated rent: $3,052 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$365 /mo · $4,378/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $632

Break-even live

Break-even rent $2,252

Max offer price $249,900

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,319
1× unit	1	1	$732
Total (4 units)			$3,052

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1424 F St Lincoln, NE	4.0	2.0	3091	$2,095	$0.68	43d	1	0.07mi
920 E St Lincoln, NE	4.0	2.0	1872	$1,750	$0.93	21d	1	0.42mi
1710 Harwood St Lincoln, NE	4.0	2.0	2200	$1,800	$0.82	43d	1	0.77mi

Listing history 36 events

1. 2026-06-10
   days on market $249,900 Active 27 DOM
2. 2026-06-09
   days on market $249,900 Active 26 DOM
3. 2026-06-08
   days on market $249,900 Active 25 DOM
4. 2026-06-07
   days on market $249,900 Active 24 DOM
5. 2026-06-05
   days on market $249,900 Active 21 DOM
6. 2026-06-03
   days on market $249,900 Active 20 DOM
7. 2026-06-02
   days on market $249,900 Active 19 DOM
8. 2026-06-01
   days on market $249,900 Active 18 DOM
9. 2026-05-31
   days on market $249,900 Active 17 DOM
10. 2026-05-30
    days on market $249,900 Active 16 DOM
11. 2026-05-14
    historical
12. 2026-05-13
    listed $249,900 New 765-char remark
13. 2026-05-06
    price $269,000
14. 2026-04-10
    listed $299,000 New
15. 2026-04-10
    historical
16. 2026-03-09
    listed $326,600 New
17. 2026-03-09
    historical
18. 2026-01-06
    listed $336,600 New
19. 2024-05-03
    historical $999
20. 2024-04-17
    price $999
21. 2024-04-10
    listed $1,100
22. 2024-04-10
    historical $1,100
23. 2024-03-30
    price $1,100
24. 2024-01-12
    listed $1,150
25. 2023-06-22
    historical
26. 2023-04-26
    listed $2,835,000 New
27. 2020-06-18
    soldstatus $490,000
28. 2016-03-03
    soldstatus $123,000
29. 2016-01-31
    historical
30. 2015-08-12
    listed $133,900
31. 2015-07-31
    historical
32. 2015-01-09
    listed $137,900
33. 2014-11-30
    historical
34. 2014-05-19
    listed $142,900
35. 2009-12-31
    historical
36. 2009-06-17
    listed $139,000

ⓘ 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: $4,378 · $365/mo
• Projected year-2 tax: $4,378 · $365/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $36,624
• − Mortgage interest: −$13,998
• − Property taxes: −$4,378
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,930
• − Management: −$2,930
• − Depreciation: −$7,270
• Taxable income: $3,869
• Est. tax owed @ 24.0%: −$929
• After-tax cash flow: $6,651/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

+79.8% since first listed

27 events — show timeline

• 2026-06-10 Listing Removed — GPRMLS
• 2026-05-14 Listing Removed — GPRMLS
• 2026-05-13 Listed $249,900 GPRMLS
• 2026-05-06 Price Changed $269,000 GPRMLS
• 2026-04-10 Listing Removed — GPRMLS
• 2026-04-10 Listed $299,000 GPRMLS
• 2026-03-09 Listing Removed — GPRMLS
• 2026-03-09 Listed $326,600 GPRMLS
• 2026-01-06 Listed $336,600 GPRMLS
• 2024-05-03 Rental Removed $999 APPFOLIO
• 2024-04-17 Price Changed $999 APPFOLIO
• 2024-04-10 Listed for Rent $1,100 APPFOLIO
• 2024-04-10 Rental Removed $1,100 APPFOLIO
• 2024-03-30 Price Changed $1,100 APPFOLIO
• 2024-01-12 Listed for Rent $1,150 APPFOLIO
• 2023-06-22 Listing Removed — GPRMLS
• 2023-04-26 Listed $2,835,000 GPRMLS
• 2020-06-18 Sold (Public Records) $490,000 Public Records
• 2016-03-03 Sold (MLS) $123,000 GPRMLS
• 2016-01-31 Listing Removed — GPRMLS
• 2015-08-12 Listed $133,900 GPRMLS
• 2015-07-31 Listing Removed — GPRMLS
• 2015-01-09 Listed $137,900 GPRMLS
• 2014-11-30 Listing Removed — GPRMLS
• 2014-05-19 Listed $142,900 GPRMLS
• 2009-12-31 Listing Removed — GPRMLS
• 2009-06-17 Listed $139,000 GPRMLS

Property tax history

+8.3%/yr

Latest (2025): $4,378 · -8.0% YoY. Source: county tax records.