7251 Dorchester Ct · Lincoln, NE 68521

$279,900

2 bd · 3.0 ba · 2,284 sqft · Townhouse public records · 22 Days on market

Built 2004 6,306 sqft lot Est $423k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST TURN THE KEY AND MOVE RIGHT IN! Immaculate townhome has a great open floorplan. Two bedrooms and two baths upstairs. Additional bedroom, office and .75 bathroom downstairs. Spacious family room downstairs has daylight windows tasetefully decorated in neutral tones. Located on cul-de-sac just minutes from I-80, downtown, and UNL campus!

Key facts

• Covered front porch
• Informal dining area
• Breakfast bar

Tags

• COVERED FRONT PORCH
• UNDERGROUND SPRINKLERS
• FINISHED DAYLIGHT BASEMENT
• USER-FRIENDLY KITCHEN
• BREAKFAST BAR
• INFORMAL DINING AREA

Property features AI

Exterior

• Parking: Attached garage with automatic opener; Two covered parking spaces (two total)
• Utilities: Public water; Public sewer; Electricity available on property; Natural gas available; Cable available; Phone available
• Home design: Residential townhouse, attached; Not new; Below-grade finished area (basement) and above-grade living areas
• Construction: Built in 2004; Vinyl siding with brick/other accents; Composition roof; Concrete perimeter foundation
• Exterior features: Porch; Deck; Sprinkler system; Drain tile; Window coverings

Interior

• Kitchen: Dining area; Pantry; Luxury vinyl plank flooring; Range; Dishwasher; Garbage disposal; Microwave
• Bedrooms: Main floor primary bedroom with walk-in closet and ceiling fan; Main floor bedroom with walk-in closet; Basement bedroom with walk-in closet; Basement office with carpeting, window covering and walk-in closet (approx. 166 sq ft); Basement storage room with concrete floor
• Flooring: Carpet; Concrete; Vinyl; Luxury vinyl plank
• Bathrooms: Three bathrooms total: two full and one three-quarter; Two bathrooms on the main floor, one bathroom below grade
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Drain tile; Sliding doors; Window coverings
• Laundry & utility: Laundry area with luxury vinyl plank

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $-286 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (28.5% below list).
• Recommended offer: $200k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Kooser Elementary School (math 49% / reading 55%, grade C-, #200 of 502 statewide, top 46%, 889 students, 48% FRL); Lux Middle School (math 69% / reading 66%, grade A-, #6 of 128 statewide, top 5%, 791 students, 22% FRL); Lincoln Northeast High School (math 34% / reading 36%, grade F, #207 of 261 statewide, top 79%, 1,812 students, 62% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 366 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).
• This rent runs 36% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $8k 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 22 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $153k; list at $280k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,999 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.71% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $422,540
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7009 Claystone Dr	0.21mi	3/3.0 (+1)	2,173 (-5%)	4mo	$411,314	$189	74
6966 Claystone Dr	0.21mi	3/3.0 (+1)	2,173 (-5%)	6mo	$369,999	$170	73
7005 Claystone Dr	0.21mi	3/3.0 (+1)	2,173 (-5%)	11mo	$394,999	$182	68
1955 Battista Ave	0.26mi	2/2.5	2,048 (-10%)	1mo	$310,000	$151	68
6965 Claystone Dr	0.23mi	3/3.0 (+1)	2,173 (-5%)	11mo	$403,644	$186	67
1931 Battista Ave	0.27mi	3/3.0 (+1)	2,173 (-5%)	10mo	$379,790	$175	66
6941 Claystone Dr	0.25mi	3/3.0 (+1)	2,160 (-5%)	11mo	$400,000	$185	65
6961 Claystone Dr	0.23mi	3/3.0 (+1)	2,173 (-5%)	19mo	$418,489	$193	60
6953 Claystone Dr	0.23mi	3/3.0 (+1)	2,173 (-5%)	19mo	$405,899	$187	60
6949 Claystone Dr	0.24mi	3/3.0 (+1)	2,173 (-5%)	22mo	$405,103	$186	57
6800 Whitewater Ln	0.42mi	3/3.0 (+1)	2,134 (-7%)	15mo	$265,000	$124	52

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 · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-61,467
• Equity at exit: $41,734

10-year hold

• IRR: -14.6%
• Equity multiple: 0.13×
• Total profit: $-68,163
• Equity at exit: $24,201

Cash invested: $78,372 (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 68521

• Home prices YoY: -34.1%
• Rents YoY: 4.0%
• Active inventory: 366
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$282 /mo · $3,378/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-286

Break-even live

Break-even rent $2,362

Max offer price $229,383

Occupancy floor —

Sensitivity live

Price	-10% $-128	-5% $-207	+0% $-286	+5% $-365	+10% $-444
Rent	-10% $-444	-5% $-365	+0% $-286	+5% $-207	+10% $-128
Rate	-1.0pp $-145	-0.5pp $-215	base $-286	+0.5pp $-358	+1.0pp $-432

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7030 Serpentine Dr Lincoln, NE	3.0	2.5	1916	$2,295	$1.20	44d	1	0.19mi
2901 Fletcher Ave Lincoln, NE	1.0–3.0	1.0–2.0	1211	$1,452	$1.20	14d	22	1.10mi
6010 Meridian Dr Lincoln, NE	1.0–2.0	1.0–2.0	1305	$1,954	$1.50	14d	17	1.27mi
6050 Meridian Dr Lincoln, NE	2.0	2.5	1630	$2,398	$1.47	14d	3	1.34mi

Listing history 24 events

1. 2026-06-18
   days on market $279,900 Active 22 DOM
2. 2026-06-17
   days on market $279,900 Active 21 DOM
3. 2026-06-16
   days on market $279,900 Active 20 DOM
4. 2026-06-15
   days on market $279,900 Active 19 DOM
5. 2026-06-14
   days on market $279,900 Active 17 DOM
6. 2026-06-10
   days on market $279,900 Active 14 DOM
7. 2026-06-09
   days on market $279,900 Active 13 DOM
8. 2026-06-08
   days on market $279,900 Active 12 DOM
9. 2026-06-07
   days on market $279,900 Active 11 DOM
10. 2026-06-05
    days on market $279,900 Active 8 DOM
11. 2026-06-03
    days on market $279,900 Active 7 DOM
12. 2026-06-02
    days on market $279,900 Active 6 DOM
13. 2026-06-01
    statusdays on market $279,900 Active 5 DOM
14. 2026-05-31
    days on market $279,900 New 4 DOM
15. 2026-05-30
    days on market $279,900 New 3 DOM
16. 2026-05-27
    listed $279,900 New
17. 2025-04-10
    historical $1,725
18. 2025-03-12
    listed $1,725
19. 2024-02-01
    historical $1,725
20. 2024-01-04
    listed $1,725
21. 2017-08-29
    soldstatus $153,000
22. 2017-08-28
    soldstatus $152,500 342-char remark

    Show marketing remark (342 chars)

    JUST TURN THE KEY AND MOVE RIGHT IN! Immaculate townhome has a great open floorplan. Two bedrooms and two baths upstairs. Additional bedroom, office and .75 bathroom downstairs. Spacious family room downstairs has daylight windows tasetefully decorated in neutral tones. Located on cul-de-sac just minutes from I-80, downtown, and UNL campus!

23. 2017-08-11
    historical 342-char remark

    Show marketing remark (342 chars)

    JUST TURN THE KEY AND MOVE RIGHT IN! Immaculate townhome has a great open floorplan. Two bedrooms and two baths upstairs. Additional bedroom, office and .75 bathroom downstairs. Spacious family room downstairs has daylight windows tasetefully decorated in neutral tones. Located on cul-de-sac just minutes from I-80, downtown, and UNL campus!

24. 2017-07-25
    listed $155,000 342-char remark

    Show marketing remark (342 chars)

    JUST TURN THE KEY AND MOVE RIGHT IN! Immaculate townhome has a great open floorplan. Two bedrooms and two baths upstairs. Additional bedroom, office and .75 bathroom downstairs. Spacious family room downstairs has daylight windows tasetefully decorated in neutral tones. Located on cul-de-sac just minutes from I-80, downtown, and UNL campus!

ⓘ 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: $3,378 · $282/mo
• Projected year-2 tax: $4,842 · $404/mo
• Expected delta: +$1,464/yr (+$122/mo · 43.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $24,000
• − Mortgage interest: −$15,679
• − Property taxes: −$3,378
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$8,143
• Taxable loss: −$8,439
• Est. tax savings @ 24.0%: +$2,025
• After-tax cash flow: $-1,406/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): 37,050
• Household income: $67,483
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1500.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 12% Asian 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Arab 2% Italian 2%
• Foreign-born: 15% · Vietnam, Canada, United Kingdom
• Languages at home: 78% English-only · Spanish 9% Vietnamese 6% Arabic 3%

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: ▼ -124.30%
• Current HPI: 239.8394
• Rent YoY: ▲ 4.04%
• 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

+80.6% since first listed

9 events — show timeline

• 2026-05-27 Listed $279,900 GPRMLS
• 2025-04-10 Rental Removed $1,725 APPFOLIO
• 2025-03-12 Listed for Rent $1,725 APPFOLIO
• 2024-02-01 Rental Removed $1,725 APPFOLIO
• 2024-01-04 Listed for Rent $1,725 APPFOLIO
• 2017-08-29 Sold (Public Records) $153,000 Public Records
• 2017-08-28 Sold (MLS) $152,500 GPRMLS
• 2017-08-11 Listing Removed — GPRMLS
• 2017-07-25 Listed $155,000 GPRMLS

Property tax history

+2.1%/yr

Latest (2025): $3,378 · -4.8% YoY. Source: county tax records.