2932 N 50th St · Lincoln, NE 68504

$140,000

3 bd · 2.0 ba · 1,192 sqft · SingleFamily public records · 42 Days on market

Built 1920 7,107 sqft lot $117/sqft · 32% below area Est $204k · 32% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Schools +4.4/10.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1.5-Story Near Wesleyan University Just blocks from campus, this updated home is move-in ready. The exterior needs a lot of love and has been priced to reflect that. Fresh interior paint, new countertops, and updated flooring, this home features 4 bedrooms, 1.5 baths, and a spacious fenced backyard with alley access. Previously leased at $975/month before improvements, this property is a smart opportunity with plenty of potential. To be sold AS-IS and will be part of a 1031 exchange. Seller prefers Charter Title.

Key facts

• Alley access
• Updated flooring
• 7,107 sq ft lot

Tags

• UPDATED FLOORING
• SPACIOUS FENCED BACKYARD
• ALLEY ACCESS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Built in 1920; Not new / not a model
• Construction: Block foundation; Composition roof
• Exterior features: Front porch; Full privacy fencing; Alley access; Lot up to 1/4 acre (approx. 140 x 50)

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on main floor (13 x 13); Additional bedrooms on 2nd floor
• Flooring: Carpet; Vinyl
• Bathrooms: Two bathrooms total — one full and one half; one on the main level
• Heating & cooling: Natural gas heating with forced air and radiant components; Central air and window unit(s) for cooling
• Interior features: Ceiling fan(s)

🏷️ Possibly a rental listed for sale. The $140,000 price doesn't fit this home's estimated sale value (~$204,429) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $23 ($275/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (9.8% below list).
• Recommended offer: $126k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Huntington Elementary School (math 22% / reading 32%, grade F, #438 of 502 statewide, top 88%, 372 students, 0% FRL); Dawes Middle School (math 32% / reading 38%, grade F, #103 of 128 statewide, top 80%, 405 students, 48% FRL); Lincoln Northeast High School (math 34% / reading 36%, grade F, #207 of 261 statewide, top 79%, 1,812 students, 62% FRL) — zoned schools at 37% FRL track the district average.
• Zoned-school proficiency averages 32% at this address vs 52% district-wide (-19 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 flat; 65 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $968 of loan paydown is wiped out by about $4k 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 42 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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 $71k; list at $140k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,246 (9.8% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (median comp): $204,429
• List price: $140,000
• Delta: -31.52%
• 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
4625 Greenwood St	0.26mi	3/2.0	1,206 (+1%)	2mo	$183,000	$152	84
5125 Greenwood St	0.13mi	3/1.0	1,120 (-6%)	6mo	$205,000	$183	75
5327 Knox St	0.28mi	3/1.0	1,122 (-6%)	2mo	$159,000	$142	71
5140 Judson St	0.28mi	2/2.0 (-1)	1,128 (-5%)	2mo	$117,500	$104	71
5035 Knox St	0.17mi	3/2.0	1,050 (-12%)	3mo	$194,900	$186	70
5626 Judson St	0.46mi	2/1.5 (-1)	1,168 (-2%)	3mo	$223,500	$191	66
5649 Judson St	0.47mi	3/1.0	1,138 (-4%)	3mo	$200,000	$176	64
5701 Gladstone St	0.52mi	2/1.5 (-1)	1,175 (-1%)	3mo	$210,000	$179	64
3418 N 58th St	0.60mi	2/2.0 (-1)	1,175 (-1%)	6mo	$210,000	$179	60
5735 Judson St	0.52mi	2/1.5 (-1)	1,128 (-5%)	2mo	$235,000	$208	58
5220 Gladstone St	0.34mi	2/1.5 (-1)	1,070 (-10%)	3mo	$190,000	$178	58
3225 N 56th St	0.39mi	3/2.0	1,367 (+15%)	4mo	$236,000	$173	54

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 · 0.56% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.38×
• Total profit: $-24,229
• Equity at exit: $20,874

10-year hold

• IRR: -15.8%
• Equity multiple: 0.21×
• Total profit: $-30,949
• Equity at exit: $12,105

Cash invested: $39,200 (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 68504

• Rents YoY: 0.6%
• Active inventory: 65
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$734
• Tax from tax record: −$182 /mo · $2,183/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $23

Break-even live

Break-even rent $1,233

Max offer price $140,000

Occupancy floor 93%

Sensitivity live

Price	-10% $102	-5% $63	+0% $23	+5% $-17	+10% $-56
Rent	-10% $-77	-5% $-27	+0% $23	+5% $73	+10% $123
Rate	-1.0pp $93	-0.5pp $59	base $23	+0.5pp $-13	+1.0pp $-50

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2742 N 48th St Unit 03 Lincoln, NE	2.0	1.0	769	$895	$1.16	46d	1	0.18mi
3202 N 48th St Unit 2 Lincoln, NE	2.0	1.0	950	$1,050	$1.11	23d	1	0.23mi
4602 Saint Paul Ave Unit 3 Lincoln, NE	4.0	1.0	1344	$1,550	$1.15	16d	1	0.32mi
4715 Gladstone St Lincoln, NE	2.0	1.0	806	$1,025	$1.27	16d	1	0.35mi
4711 Gladstone St Lincoln, NE	2.0	1.0	806	$1,025	$1.27	16d	1	0.35mi
2405 N 50th St Apt 4 Lincoln, NE	2.0	1.0	740	$850	$1.15	16d	1	0.38mi
4411 Baldwin Ave Lincoln, NE	3.0	1.0	764	$1,600	$2.09	23d	1	0.48mi
4630 Leighton Ave Lincoln, NE	2.0	1.0–2.0	781	$2,141	$2.74	16d	21	0.49mi
2334 N 44th St Unit 19 Lincoln, NE	2.0	2.0	1035	$1,075	$1.04	23d	1	0.55mi
5301 Benton St Unit 5307 Lincoln, NE	3.0	2.0	720	$1,295	$1.80	46d	1	0.56mi
2635 N 42nd St Apt 2 Lincoln, NE	2.0	1.0	700	$900	$1.29	46d	1	0.60mi
2635 N 42nd St Apt 3 Lincoln, NE	2.0	1.0	700	$900	$1.29	16d	1	0.60mi
3609 N 60th St Unit 7 Lincoln, NE	2.0	1.0	724	$795	$1.10	46d	1	0.79mi
3811 Baldwin Ave Lincoln, NE	1.0–3.0	1.0–2.0	1015	$1,489	$1.47	16d	14	0.85mi
4800 Holdrege St Lincoln, NE	2.0	1.0–2.0	806	$1,625	$2.01	16d	88	0.95mi
4904 Holdrege St Lincoln, NE	2.0	1.0	1282	$1,299	$1.01	46d	1	0.95mi
4529 Holdrege St Lincoln, NE	3.0	2.0	1100	$1,250	$1.14	46d	1	1.03mi
4630 Starr St Unit 4630 Lincoln, NE	3.0	1.0	1460	$1,250	$0.86	46d	1	1.04mi
4910 Dudley St Unit 2 Lincoln, NE	3.0	2.0	1073	$1,250	$1.16	23d	1	1.07mi
2840 N Cotner Blvd Unit 1 Lincoln, NE	3.0	1.0	1450	$1,425	$0.98	46d	1	1.09mi
4650 Orchard St Lincoln, NE	1.0–2.0	1.0	742	$825	$1.11	46d	1	1.13mi
4444 N 60th St Lincoln, NE	2.0	1.0	1248	$1,440	$1.15	16d	1	1.29mi
2701 N 70th St Lincoln, NE	1.0–2.0	1.0–1.5	886	$960	$1.08	16d	1	1.30mi
1025 N 63rd St Lincoln, NE	1.0–3.0	1.0–2.0	1157	$1,590	$1.37	16d	7	1.34mi
2125 Griffith St Lincoln, NE	3.0	1.0	1014	$1,495	$1.47	46d	1	1.37mi
3405 Holdrege St Unit 308 Lincoln, NE	2.0	1.0	826	$995	$1.20	23d	1	1.43mi
3331 Holdrege St Unit 12 Lincoln, NE	2.0	1.0	996	$995	$1.00	46d	1	1.47mi
5101 Vine St Lincoln, NE	1.0–2.0	1.0–2.0	886	$1,370	$1.55	16d	18	1.48mi
6433 Platte Ave Lincoln, NE	2.0	1.0	1386	$1,995	$1.44	23d	1	1.48mi

Listing history 35 events

1. 2026-06-21
   days on market $140,000 Active 42 DOM
2. 2026-06-18
   days on market $140,000 Active 39 DOM
3. 2026-06-17
   days on market $140,000 Active 38 DOM
4. 2026-06-16
   days on market $140,000 Active 37 DOM
5. 2026-06-15
   days on market $140,000 Active 36 DOM
6. 2026-06-14
   days on market $140,000 Active 34 DOM
7. 2026-06-10
   days on market $140,000 Active 31 DOM
8. 2026-06-09
   days on market $140,000 Active 30 DOM
9. 2026-06-08
   days on market $140,000 Active 29 DOM
10. 2026-06-07
    days on market $140,000 Active 28 DOM
11. 2026-06-05
    days on market $140,000 Active 25 DOM
12. 2026-06-03
    days on market $140,000 Active 24 DOM
13. 2026-06-02
    days on market $140,000 Active 23 DOM
14. 2026-06-01
    days on market $140,000 Active 22 DOM
15. 2026-05-31
    days on market $140,000 Active 21 DOM
16. 2026-05-30
    days on market $140,000 Active 20 DOM
17. 2026-05-18
    status Back On Market 522-char remark
18. 2026-05-05
    status Pending 522-char remark
19. 2026-04-27
    listed $140,000 New 522-char remark
20. 2026-02-18
    historical
21. 2025-12-04
    listed $170,000 New
22. 2025-08-25
    historical
23. 2025-06-27
    listed $160,000 New
24. 2025-06-03
    historical
25. 2025-05-15
    status Active
26. 2025-04-16
    historical
27. 2025-03-12
    price $140,000
28. 2025-02-24
    listed $150,000 New
29. 2024-01-13
    historical $975
30. 2023-12-02
    listed $975
31. 2011-12-01
    soldstatus $71,000
32. 2011-11-30
    soldstatus $77,000
33. 2011-11-21
    historical
34. 2011-07-22
    listed $77,000
35. 2006-05-19
    soldstatus $74,000

ⓘ 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: $2,183 · $182/mo
• Projected year-2 tax: $2,422 · $202/mo
• Expected delta: +$239/yr (+$20/mo · 10.9%)

ⓘ 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 2/10 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: $15,150
• − Mortgage interest: −$7,842
• − Property taxes: −$2,183
• − Insurance: −$700
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$4,073
• Taxable loss: −$2,072
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $772/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): 17,278
• Household income: $56,213
• Rent vs Own: 68.5% rent · 31.5% own
• Severe rent burden: 1076.0

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 9% Black 7% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 10% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 4% Arabic 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: ▼ -157.10%
• Current HPI: 246.8013
• Rent YoY: ▲ 0.56%
• 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

+89.2% since first listed

19 events — show timeline

• 2026-05-18 Relisted — GPRMLS
• 2026-05-05 Pending — GPRMLS
• 2026-04-27 Listed $140,000 GPRMLS
• 2026-02-18 Listing Removed — GPRMLS
• 2025-12-04 Listed $170,000 GPRMLS
• 2025-08-25 Listing Removed — GPRMLS
• 2025-06-27 Listed $160,000 GPRMLS
• 2025-06-03 Listing Removed — GPRMLS
• 2025-05-15 Relisted — GPRMLS
• 2025-04-16 Listing Removed — GPRMLS
• 2025-03-12 Price Changed $140,000 GPRMLS
• 2025-02-24 Listed $150,000 GPRMLS
• 2024-01-13 Rental Removed $975 APPFOLIO
• 2023-12-02 Listed for Rent $975 APPFOLIO
• 2011-12-01 Sold (Public Records) $71,000 Public Records
• 2011-11-30 Sold (MLS) $77,000 GPRMLS
• 2011-11-21 Listing Removed — GPRMLS
• 2011-07-22 Listed $77,000 GPRMLS
• 2006-05-19 Sold (Public Records) $74,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,183 · +3.4% YoY. Source: county tax records.