2819 U St · Lincoln, NE 68503

$199,900

4 bd · 1.5 ba · 1,652 sqft · SingleFamily public records · 42 Days on market

Built 1910 7,206 sqft lot $121/sqft · 5% above area Est $190k · 5% over ↓ 5% since listing

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Why this score? — see what drove the D 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 +14.9/30.0
• ARV discount +5.2/15.0
• DSCR +4.6/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute as a button property in the heart of the 27th and Vine St. neighborhood, this well cared for 4 bed and 2 bath home is ready for its next owner! This home has it all with 4 fantastic bedrooms, and two bathrooms, and tall ceilings. It's close to city parks and schools and between UNL City Campus, and East Campus. There are three large bedrooms upstairs and one good sized ensuite bedroom on the first floor tells you this is the home for you! As you enter from the wide south facing porch the living and dining room offers plenty of space. The galley kitchen with laundry has tons of storage, and circulation. Upstairs you'll find three bedrooms and the full bath set with amazing finishes and eye popping color!! Out back the fenced-in yard which has an area for a dog run, complete with alley access. This is a fine choice for your next rental property, student rental, or single family home. Don't miss this one.

Key facts

• 7,206 sq ft lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $59 ($710/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 $176k (11.8% below list).
• Recommended offer: $176k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Hartley Elementary School (math 27% / reading 37%, grade F, #405 of 502 statewide, top 84%, 344 students, 0% FRL); Culler Middle School (math 30% / reading 33%, grade F, #109 of 128 statewide, top 85%, 703 students, 74% FRL); Lincoln Northeast High School (math 34% / reading 36%, grade F, #207 of 261 statewide, top 79%, 1,812 students, 62% FRL).
• Zoned-school proficiency averages 33% 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 rising (+2.4%/yr); 59 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).
• This rent runs 39% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,293 (11.8% 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 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.88% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (median comp): $190,137
• List price: $199,900
• Delta: 5.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 N 26 St	0.38mi	4/1.5	1,647 (-0%)	3mo	$109,000	$66	79
873 N 25th St	0.28mi	4/2.0	1,618 (-2%)	3mo	$196,000	$121	79
3004 Holdrege St	0.59mi	4/1.5	1,647 (-0%)	2mo	$108,400	$66	70
3244 R St	0.42mi	3/2.0 (-1)	1,619 (-2%)	4mo	$200,000	$124	67
3119 R St	0.30mi	3/2.0 (-1)	1,796 (+9%)	3mo	$188,000	$105	62
3141 P St	0.48mi	3/1.0 (-1)	1,525 (-8%)	3mo	$195,000	$128	55
200 N 33rd St	0.55mi	3/2.0 (-1)	1,488 (-10%)	1mo	$175,000	$118	50
1551 N 32nd St	0.67mi	3/1.5 (-1)	1,800 (+9%)	1mo	$135,000	$75	48
319 S 30th St	0.65mi	3/2.0 (-1)	1,788 (+8%)	4mo	$276,500	$155	46
2215 Holdrege St	0.72mi	3/2.0 (-1)	1,794 (+9%)	2mo	$210,000	$117	43
3318 Orchard St	0.57mi	3/1.5 (-1)	1,896 (+15%)	2mo	$256,000	$135	42
3464 Orchard St	0.69mi	3/2.0 (-1)	1,424 (-14%)	3mo	$240,000	$169	35

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-29,702
• Equity at exit: $29,806

10-year hold

• IRR: -7.3%
• Equity multiple: 0.55×
• Total profit: $-25,382
• Equity at exit: $17,284

Cash invested: $55,972 (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 68503

• Rents YoY: 2.4%
• Active inventory: 59
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$202 /mo · $2,423/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $59

Break-even live

Break-even rent $1,688

Max offer price $199,900

Occupancy floor 92%

Sensitivity live

Price	-10% $172	-5% $116	+0% $59	+5% $3	+10% $-54
Rent	-10% $-80	-5% $-10	+0% $59	+5% $129	+10% $198
Rate	-1.0pp $160	-0.5pp $110	base $59	+0.5pp $7	+1.0pp $-45

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 N 30th St Unit 1017 Lincoln, NE	3.0	2.0	1080	$1,400	$1.30	45d	1	0.23mi
2904 Q St Unit 2906 Lincoln, NE	3.0	1.5	1060	$1,458	$1.38	15d	1	0.28mi
2608 Q St Unit 2 Lincoln, NE	4.0	2.0	1575	$1,550	$0.98	45d	1	0.33mi
2710 Starr St Lincoln, NE	3.0	2.0	1170	$1,750	$1.50	45d	1	0.51mi
2253 Orchard St Unit 1 Lincoln, NE	4.0	3.0	2000	$2,400	$1.20	45d	1	0.56mi
3548 R St Unit A Lincoln, NE	4.0	3.5	1328	$2,550	$1.92	45d	1	0.59mi
2039 Q St Unit 102 Lincoln, NE	3.0	3.0	1450	$1,595	$1.10	45d	1	0.68mi
2039 Q St Unit 103 Lincoln, NE	3.0	3.0	1450	$1,695	$1.17	45d	1	0.68mi
2245 Holdrege St Lincoln, NE	4.0	1.0	1422	$1,900	$1.34	45d	1	0.70mi
2612 J St Unit 4 Lincoln, NE	3.0	2.0	1050	$1,235	$1.18	15d	1	0.82mi
1815 N 24th St Apt 1 Lincoln, NE	3.0	2.0	1200	$1,650	$1.38	23d	1	0.84mi
420 S 18th St Lincoln, NE	1.0–3.0	1.0–2.0	996	$1,499	$1.51	15d	8	1.05mi
4529 Holdrege St Lincoln, NE	3.0	2.0	1100	$1,250	$1.14	45d	1	1.33mi
4630 Starr St Unit 4630 Lincoln, NE	3.0	1.0	1460	$1,250	$0.86	45d	1	1.38mi
3811 Baldwin Ave Lincoln, NE	1.0–3.0	1.0–2.0	1015	$1,489	$1.47	15d	14	1.42mi
1018 Charleston St Unit 1 Lincoln, NE	3.0	2.0	1292	$1,195	$0.92	15d	1	1.44mi
129 N 10th St Lincoln, NE	2.0–3.0	1.0–2.0	1273	$2,290	$1.80	23d	4	1.50mi

Listing history 2 events

1. 2026-05-13
   price $199,900 926-char remark

   Show marketing remark (926 chars)

   Cute as a button property in the heart of the 27th and Vine St. neighborhood, this well cared for 4 bed and 2 bath home is ready for its next owner! This home has it all with 4 fantastic bedrooms, and two bathrooms, and tall ceilings. It's close to city parks and schools and between UNL City Campus, and East Campus. There are three large bedrooms upstairs and one good sized ensuite bedroom on the first floor tells you this is the home for you! As you enter from the wide south facing porch the living and dining room offers plenty of space. The galley kitchen with laundry has tons of storage, and circulation. Upstairs you'll find three bedrooms and the full bath set with amazing finishes and eye popping color!! Out back the fenced-in yard which has an area for a dog run, complete with alley access. This is a fine choice for your next rental property, student rental, or single family home. Don't miss this one.

2. 2026-04-10
   listed $210,000 New 926-char remark

   Show marketing remark (926 chars)

   Cute as a button property in the heart of the 27th and Vine St. neighborhood, this well cared for 4 bed and 2 bath home is ready for its next owner! This home has it all with 4 fantastic bedrooms, and two bathrooms, and tall ceilings. It's close to city parks and schools and between UNL City Campus, and East Campus. There are three large bedrooms upstairs and one good sized ensuite bedroom on the first floor tells you this is the home for you! As you enter from the wide south facing porch the living and dining room offers plenty of space. The galley kitchen with laundry has tons of storage, and circulation. Upstairs you'll find three bedrooms and the full bath set with amazing finishes and eye popping color!! Out back the fenced-in yard which has an area for a dog run, complete with alley access. This is a fine choice for your next rental property, student rental, or single family home. Don't miss this one.

ⓘ 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: $2,423 · $202/mo
• Projected year-2 tax: $3,458 · $288/mo
• Expected delta: +$1,035/yr (+$86/mo · 42.7%)

ⓘ 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: $21,155
• − Mortgage interest: −$11,198
• − Property taxes: −$2,423
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$5,815
• Taxable loss: −$2,665
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $1,350/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): 15,867
• Household income: $54,232
• Rent vs Own: 61.1% rent · 38.9% own
• Severe rent burden: 820.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 59% Hispanic / Latino 12% Black 12% Two or more races 10% Asian 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 2% Romanian 2% Portuguese 2%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 73% English-only · Spanish 7% Other Indo-European 5% Vietnamese 5%

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: ▼ -145.46%
• Current HPI: 260.3421
• Rent YoY: ▲ 2.39%
• 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

-4.8% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $199,900 GPRMLS
• 2026-04-10 Listed $210,000 GPRMLS

Property tax history

+2.0%/yr

Latest (2025): $2,423 · +4.3% YoY. Source: county tax records.