1952 SW 12th St · Lincoln, NE 68522

$63,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 8 Days on market

Built 2020 Est $62k · at est. $650/mo HOA · 43% of rent ↓ 1% since listing

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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 +23.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +6.8/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 1952 SW 12th Street in Harbour West Mobile Home Court. This home features 3 bedrooms, 2 baths and a spacious living room and kitchen area. Washer and dryer stay with the purchase of the home. Monthly rent is $625. Buyers must be approved through mobile park. Personal Property to be left in home for convenience of seller. Schedule your showing today!

Key facts

• Extra-wide lot
• Huge center island
• Double parking

Tags

• LVP FLOORING
• HUGE CENTER ISLAND
• EXTRA-WIDE LOT
• DOUBLE PARKING
• ADJACENT VACANT LOT

Property features AI

Finance

• HOA & community: Association: Harbour West; Monthly association fee of $650; Association amenities include pool access, clubhouse, and playground

Exterior

• Parking: Off-street parking; Extra parking slab; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Residential mobile home; One-story (main floor living); Built in 2020
• Construction: Vinyl siding; Composition roof; Other foundation
• Exterior features: Front porch; Deck; City lot with irregular shape

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Microwave
• Bedrooms: Primary bedroom on main floor with walk-in closet; Second bedroom on main floor with walk-in closet; Third bedroom on main floor with walk-in closet
• Flooring: Luxury vinyl plank
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: No basement; Luxury Vinyl Plank flooring throughout; No fireplaces; Disposal
• Laundry & utility: Washer; Dryer; Laundry area with luxury vinyl plank

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $63k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $63k).
• Cap rate 8.5% 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: 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); Northwest High School (499 students, 52% FRL) — zoned schools average 59% FRL vs 37% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 90 active listings in the ZIP; 11 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 $436 of loan paydown is wiped out by about $2k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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: HOA is 43% of rent.

Recommended offer $63,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 2.42% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $62,016
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 SW 11th St	0.20mi	3/2.0	1,216 (0%)	5mo	$41,000	$34	86
1407 W Commodore Blvd	0.09mi	3/2.0	1,152 (-5%)	1mo	$49,000	$43	86
1427 W Arlington Ave	0.18mi	3/2.0	1,216 (0%)	14mo	$50,000	$41	80
1021 Gordon Dr	0.09mi	3/2.0	1,056 (-13%)	1mo	$46,000	$44	73
1206 W Plum St	0.03mi	3/2.0	1,152 (-5%)	20mo	$60,000	$52	73
1407 W Commodore Blvd #194	0.09mi	3/2.0	1,088 (-10%)	11mo	$60,000	$55	69
1809 SW 15th St	0.21mi	3/2.0	1,280 (+5%)	22mo	$65,000	$51	63
1015 Gordon Dr	0.10mi	3/2.0	1,088 (-10%)	20mo	$60,000	$55	61
1305 W Arlington Ave	0.16mi	4/1.0 (+1)	1,305 (+7%)	18mo	$81,500	$62	56

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-3,302
• Equity at exit: $9,394

10-year hold

• IRR: 3.7%
• Equity multiple: 1.26×
• Total profit: $4,582
• Equity at exit: $5,447

Cash invested: $17,640 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $945/yr
• Insurance: −$26
• HOA: −$650
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $117

Break-even live

Break-even rent $1,374

Max offer price $63,000

Occupancy floor 87%

Sensitivity live

Price	-10% $160	-5% $138	+0% $117	+5% $95	+10% $73
Rent	-10% $-4	-5% $57	+0% $117	+5% $177	+10% $237
Rate	-1.0pp $148	-0.5pp $133	base $117	+0.5pp $100	+1.0pp $84

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 SW 12th St Unit 128 Lincoln, NE	2.0	1.0	728	$1,429	$1.96	44d	1	0.04mi
1309 W Plum St #73 Lincoln, NE	3.0	2.0	1088	$1,679	$1.54	44d	1	0.11mi
705 Folsom Ln Lincoln, NE	1.0–3.0	1.0–2.5	1173	$2,105	$1.79	14d	16	0.41mi
1101 W C St Lincoln, NE	1.0–3.0	1.0	1045	$1,385	$1.33	14d	9	0.54mi
1500 S Folsom St Unit 6 Lincoln, NE	2.0	1.0	766	$975	$1.27	22d	1	0.64mi
1500 S Folsom St Unit 8 Lincoln, NE	2.0	1.0	766	$950	$1.24	22d	1	0.64mi
1500 S Folsom St Unit 4 Lincoln, NE	2.0	1.0	766	$975	$1.27	44d	1	0.64mi
760 W C St Lincoln, NE	1.0–3.0	1.0–2.0	1018	$1,419	$1.39	14d	8	0.69mi
2960 S Coddington Ave Lincoln, NE	1.0–2.0	1.0	798	$1,419	$1.78	14d	10	0.79mi
1170 SW 27th St Lincoln, NE	2.0–3.0	2.0	1022	$1,349	$1.32	14d	12	1.13mi
1708 S 6th St Unit 2 Lincoln, NE	4.0	2.0	1444	$1,800	$1.25	14d	1	1.44mi

HOA detail

• Monthly dues: $650 · $7,800/yr

Listing history 12 events

1. 2026-06-18
   days on market $63,000 Active 8 DOM
2. 2026-06-17
   days on market $63,000 Active 7 DOM
3. 2026-06-16
   days on market $63,000 Active 6 DOM
4. 2026-06-15
   statusdays on market $63,000 Active 5 DOM
5. 2026-06-14
   statusdays on marketlisting id $63,000 New 3 DOM
6. 2026-05-01
   status Pending
7. 2025-10-30
   listed $63,000 New
8. 2023-01-30
   soldstatus $56,000 Sold 367-char remark

   Show marketing remark (367 chars)

   Welcome home to 1952 SW 12th Street in Harbour West Mobile Home Court. This home features 3 bedrooms, 2 baths and a spacious living room and kitchen area. Washer and dryer stay with the purchase of the home. Monthly rent is $625. Buyers must be approved through mobile park. Personal Property to be left in home for convenience of seller. Schedule your showing today!

9. 2023-01-18
   status Pending 367-char remark

   Show marketing remark (367 chars)

   Welcome home to 1952 SW 12th Street in Harbour West Mobile Home Court. This home features 3 bedrooms, 2 baths and a spacious living room and kitchen area. Washer and dryer stay with the purchase of the home. Monthly rent is $625. Buyers must be approved through mobile park. Personal Property to be left in home for convenience of seller. Schedule your showing today!

10. 2023-01-09
    listed $59,900 New 367-char remark

    Show marketing remark (367 chars)

    Welcome home to 1952 SW 12th Street in Harbour West Mobile Home Court. This home features 3 bedrooms, 2 baths and a spacious living room and kitchen area. Washer and dryer stay with the purchase of the home. Monthly rent is $625. Buyers must be approved through mobile park. Personal Property to be left in home for convenience of seller. Schedule your showing today!

11. 2023-01-03
    historical
12. 2022-12-03
    listed $63,900 New

ⓘ 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: $18,258
• − Mortgage interest: −$3,529
• − Property taxes: −$945
• − Insurance: −$315
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − HOA: −$7,800
• − Depreciation: −$1,833
• Taxable income: $915
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $1,180/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): 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

-1.4% since first listed

7 events — show timeline

• 2026-05-01 Pending — GPRMLS
• 2025-10-30 Listed $63,000 GPRMLS
• 2023-01-30 Sold (MLS) $56,000 GPRMLS
• 2023-01-18 Pending — GPRMLS
• 2023-01-09 Listed $59,900 GPRMLS
• 2023-01-03 Listing Removed — GPRMLS
• 2022-12-03 Listed $63,900 GPRMLS