2100 F St · Lincoln, NE 68510

$505,000

12 bd · 6.0 ba · 3,390 sqft · MultiFamily public records · 27 Days on market

Built 1890 4,888 sqft lot

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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).

• Cash flow +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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 MLS

Hello All, this is your friendly neighborhood real estate agent. I am coming at you with a fantastic investment opportunity. This property will have appeal to all different types of investors. This property is a 6-plex that consists of 4 studios and 2, 1bed 1baths. This property is currently generating $3,650 per month and at $365,000 this is a good old fashion 1% deal which is quite rare! There is the potential for as little as 30K reno to add an additional $550mo of rental income which will translate into another 55k value. Don't miss your shot at this awesome deal, reach out today!

Key facts

• Multifamily property
• Plumbing upgrades
• New water heaters

Tags

• MULTIFAMILY PROPERTY
• PLUMBING UPGRADES
• NEW FURNACES
• NEW WATER HEATERS
• BASEMENT SPRINKLER SYSTEM
• NEW SOFFIT/FASCIA

Property features AI

Finance

• Financial info: Six-unit multi-family income property

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Two electric meters; Six gas meters
• Home design: Residential income property (multi-family); Two levels; Not new / not a model
• Construction: Vinyl siding; Block foundation; Composition roof; Built in 1890
• Exterior features: Porch; Patio; Covered deck; Corner, level lot (approx. 94 x 52); Lot included in price

Interior

• Kitchen: Dishwasher; Garbage disposal; Range (cooktop + oven); Refrigerator
• Bedrooms: Studios and living-room units across the building (unit layouts include studio and living room configurations)
• Bathrooms: Six full bathrooms
• Heating & cooling: Natural gas forced-air heating; Window air conditioning units; Six A/C units (one per unit)
• Interior features: Sump pump; Six furnaces; Basement present
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 2×1bd/1ba + 4×?bd/1ba units multifamily listed at $505k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive. Per door: $104/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $479k (5.2% below list).
• Recommended offer: $479k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: Elliott Elementary School (math 37% / reading 42%, grade F, #346 of 502 statewide, top 74%, 370 students, 0% FRL); Lefler Middle School (math 46% / reading 45%, grade D+, #63 of 128 statewide, top 50%, 613 students, 61% FRL); Lincoln High School (math 38% / reading 41%, grade F, #184 of 261 statewide, top 76%, 2,196 students, 59% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 119 active listings in the ZIP; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).
• At $4,786/mo this rent would consume 87% of the median local household income ($66k/yr) (locally 622% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 27 days — a 2% lower offer ($497k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 $300k; list at $505k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $478,600 (5.2% below list)

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. Built in 1890 — 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 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: 0.95% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-48,084
• Equity at exit: $75,297

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-14,548
• Equity at exit: $43,663

Cash invested: $141,400 (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 68510

• Rents YoY: 1.8%
• Active inventory: 119
• Price-to-rent: 52.0×

Monthly cashflow live

• Estimated rent: $4,786 high
• Mortgage (P&I): −$2,648
• Tax from tax record: −$299 /mo · $3,590/yr
• Insurance: −$210
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,005
• Net cashflow: $623

Break-even live

Break-even rent $3,997

Max offer price $505,000

Occupancy floor 82%

Sensitivity live

Price	-10% $909	-5% $766	+0% $623	+5% $480	+10% $337
Rent	-10% $245	-5% $434	+0% $623	+5% $812	+10% $1,001
Rate	-1.0pp $877	-0.5pp $752	base $623	+0.5pp $492	+1.0pp $359

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,620
▸ 4× units	0	1	$3,168
Total (6 units)			$4,786

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: $126,250
• Closing costs: $15,150
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $505,000 Active 27 DOM
2. 2026-06-17
   days on market $505,000 Active 26 DOM
3. 2026-06-16
   days on market $505,000 Active 25 DOM
4. 2026-06-15
   days on market $505,000 Active 24 DOM
5. 2026-06-14
   days on market $505,000 Active 22 DOM
6. 2026-06-10
   days on market $505,000 Active 19 DOM
7. 2026-06-09
   days on market $505,000 Active 18 DOM
8. 2026-06-08
   days on market $505,000 Active 17 DOM
9. 2026-06-07
   days on market $505,000 Active 16 DOM
10. 2026-06-05
    days on market $505,000 Active 13 DOM
11. 2026-06-03
    days on market $505,000 Active 12 DOM
12. 2026-06-02
    days on market $505,000 Active 11 DOM
13. 2026-06-01
    days on market $505,000 Active 10 DOM
14. 2026-05-31
    days on market $505,000 Active 9 DOM
15. 2026-05-30
    days on market $505,000 Active 8 DOM
16. 2026-05-22
    listed $505,000 New
17. 2022-08-22
    soldstatus $300,000
18. 2022-08-19
    soldstatus $300,000 Sold 591-char remark

    Show marketing remark (591 chars)

    Hello All, this is your friendly neighborhood real estate agent. I am coming at you with a fantastic investment opportunity. This property will have appeal to all different types of investors. This property is a 6-plex that consists of 4 studios and 2, 1bed 1baths. This property is currently generating $3,650 per month and at $365,000 this is a good old fashion 1% deal which is quite rare! There is the potential for as little as 30K reno to add an additional $550mo of rental income which will translate into another 55k value. Don't miss your shot at this awesome deal, reach out today!

19. 2022-08-08
    status Pending 591-char remark

    Show marketing remark (591 chars)

    Hello All, this is your friendly neighborhood real estate agent. I am coming at you with a fantastic investment opportunity. This property will have appeal to all different types of investors. This property is a 6-plex that consists of 4 studios and 2, 1bed 1baths. This property is currently generating $3,650 per month and at $365,000 this is a good old fashion 1% deal which is quite rare! There is the potential for as little as 30K reno to add an additional $550mo of rental income which will translate into another 55k value. Don't miss your shot at this awesome deal, reach out today!

20. 2022-08-05
    price $340,000 591-char remark

    Show marketing remark (591 chars)

    Hello All, this is your friendly neighborhood real estate agent. I am coming at you with a fantastic investment opportunity. This property will have appeal to all different types of investors. This property is a 6-plex that consists of 4 studios and 2, 1bed 1baths. This property is currently generating $3,650 per month and at $365,000 this is a good old fashion 1% deal which is quite rare! There is the potential for as little as 30K reno to add an additional $550mo of rental income which will translate into another 55k value. Don't miss your shot at this awesome deal, reach out today!

21. 2022-07-12
    listed $365,000 Active - New 591-char remark

    Show marketing remark (591 chars)

    Hello All, this is your friendly neighborhood real estate agent. I am coming at you with a fantastic investment opportunity. This property will have appeal to all different types of investors. This property is a 6-plex that consists of 4 studios and 2, 1bed 1baths. This property is currently generating $3,650 per month and at $365,000 this is a good old fashion 1% deal which is quite rare! There is the potential for as little as 30K reno to add an additional $550mo of rental income which will translate into another 55k value. Don't miss your shot at this awesome deal, reach out today!

22. 2022-01-25
    soldstatus $128,000
23. 2022-01-21
    soldstatus $128,000 Sold 263-char remark

    Show marketing remark (263 chars)

    Attention Investors! 6 plex with 4 studio and two 1-bedroom units. Three units are currently rented. This property needs some TLC but offers a ton of potential for the right investor. All windows have been replaced within the last 5 years. This is an as-is sale.

24. 2022-01-13
    status Pending 263-char remark

    Show marketing remark (263 chars)

    Attention Investors! 6 plex with 4 studio and two 1-bedroom units. Three units are currently rented. This property needs some TLC but offers a ton of potential for the right investor. All windows have been replaced within the last 5 years. This is an as-is sale.

25. 2022-01-12
    listed $120,000 Active - New 263-char remark

    Show marketing remark (263 chars)

    Attention Investors! 6 plex with 4 studio and two 1-bedroom units. Three units are currently rented. This property needs some TLC but offers a ton of potential for the right investor. All windows have been replaced within the last 5 years. This is an as-is sale.

26. 2020-06-11
    soldstatus $60,000
27. 2020-02-01
    historical
28. 2019-12-02
    listed $158,500 Active - New
29. 2019-03-26
    status Pending
30. 2019-03-25
    historical
31. 2019-03-08
    status Active
32. 2019-02-14
    historical
33. 2019-01-25
    listed $142,500
34. 2016-02-18
    soldstatus $103,000
35. 2016-02-12
    soldstatus $103,000
36. 2015-07-08
    listed $107,000
37. 2010-10-19
    soldstatus $210,000

ⓘ 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: $3,590 · $299/mo
• Projected year-2 tax: $8,736 · $728/mo
• Expected delta: +$5,146/yr (+$429/mo · 143.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $57,432
• − Mortgage interest: −$28,288
• − Property taxes: −$3,590
• − Insurance: −$2,525
• − Repairs & maintenance: −$4,595
• − Management: −$4,595
• − Depreciation: −$14,691
• Taxable loss: −$851
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $7,681/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): 19,391
• Household income: $65,951
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 622.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Arab 2% Romanian 2% Iranian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -152.27%
• Current HPI: 243.7469
• Rent YoY: ▲ 1.78%
• 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

+140.5% since first listed

22 events — show timeline

• 2026-05-22 Listed $505,000 GPRMLS
• 2022-08-22 Sold (Public Records) $300,000 Public Records
• 2022-08-19 Sold (MLS) $300,000 GPRMLS
• 2022-08-08 Pending — GPRMLS
• 2022-08-05 Price Changed $340,000 GPRMLS
• 2022-07-12 Listed $365,000 GPRMLS
• 2022-01-25 Sold (Public Records) $128,000 Public Records
• 2022-01-21 Sold (MLS) $128,000 GPRMLS
• 2022-01-13 Pending — GPRMLS
• 2022-01-12 Listed $120,000 GPRMLS
• 2020-06-11 Sold (Public Records) $60,000 Public Records
• 2020-02-01 Listing Removed — GPRMLS
• 2019-12-02 Listed $158,500 GPRMLS
• 2019-03-26 Pending — GPRMLS
• 2019-03-25 Listing Removed — GPRMLS
• 2019-03-08 Relisted — GPRMLS
• 2019-02-14 Listing Removed — GPRMLS
• 2019-01-25 Listed $142,500 GPRMLS
• 2016-02-18 Sold (Public Records) $103,000 Public Records
• 2016-02-12 Sold (MLS) $103,000 GPRMLS
• 2015-07-08 Listed $107,000 GPRMLS
• 2010-10-19 Sold (Public Records) $210,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,590 · -9.5% YoY. Source: county tax records.