5030 Prince Rd #4 · Lincoln, NE 68516

$165,000

2 bd · 1.0 ba · 840 sqft · Townhouse public records · 2 Days on market

Built 1979 436 sqft lot $196/sqft · 11% above area Est $149k · 11% over $210/mo HOA · 16% of rent

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Why this score? — see what drove the F 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 +6.8/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 2 bedroom 1 bath Townhome with attached garage in Southeast Lincoln. HOA fees include exterior maintenance, all water, garbage service, lawn care and snow removal. End unit with entry access to garage. Schedule your showing today!

Key facts

• $210 HOA
• Garage
• Built 1979

Property features AI

Finance

• HOA & community: HOA: Buckingham South; Monthly association fee of $210; Association covers exterior maintenance, grounds maintenance, snow removal, insurance, common area maintenance, and trash

Exterior

• Parking: Attached garage with one covered space
• Utilities: Public water
• Home design: Residential condominium; One-and-a-half story layout; Property is attached
• Construction: Built in 1979; Slab foundation
• Exterior features: Patio; Lot up to 1/4 acre

Interior

• Kitchen: Range
• Bedrooms: Primary bedroom on the 2nd floor; Additional bedroom(s) on the main floor
• Bathrooms: One full bathroom; Primary bathroom is a 3/4 bath
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: No basement; No fireplaces
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (20.4% below list).
• Recommended offer: $120k (27.4% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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: Humann Elementary School (math 68% / reading 73%, grade A-, #37 of 502 statewide, top 7%, 525 students, 33% FRL); Pound Middle School (math 60% / reading 59%, grade B, #18 of 128 statewide, top 15%, 727 students, 39% FRL); Lincoln Southeast High School (math 51% / reading 52%, grade D+, #105 of 261 statewide, top 40%, 1,929 students, 16% FRL).
• Market conditions: Rents rising (+3.3%/yr); 472 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).
• This rent is only 16% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

Recommended offer $119,837 (27.4% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 10.5

CMA / ARV

• ARV (median comp): $148,677
• List price: $165,000
• Delta: 10.98%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5030 Prince Rd #4	0.00mi	2/1.0	840 (0%)	0mo	$163,500	$195	100

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 · 3.33% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.08×
• Total profit: $-42,469
• Equity at exit: $24,602

10-year hold

• IRR: -23.6%
• Equity multiple: -0.21×
• Total profit: $-55,677
• Equity at exit: $14,266

Cash invested: $46,200 (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 68516

• Rents YoY: 3.3%
• Active inventory: 472
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$865
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$69
• HOA: −$210
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-256

Break-even live

Break-even rent $1,637

Max offer price $119,837

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4607 Old Cheney Rd Lincoln, NE	1.0	1.0	707	$1,190	$1.68	14d	3	0.31mi
3751 Faulkner Dr Lincoln, NE	1.0–3.0	1.0–2.0	1244	$1,720	$1.38	14d	22	0.82mi
5547 S 38th St Lincoln, NE	2.0	1.0	978	$1,395	$1.43	44d	1	0.89mi
6201 S 34th St Lincoln, NE	1.0–3.0	1.0–2.0	1090	$1,500	$1.38	21d	10	1.03mi
5701 Boboli Ln Lincoln, NE	2.0	1.0–2.0	940	$1,999	$2.13	14d	9	1.10mi
7011 S 38th St Lincoln, NE	1.0–3.0	1.0–2.0	1237	$1,506	$1.22	14d	11	1.16mi
4320 S 48th St Unit 6 Lincoln, NE	2.0	1.0	700	$800	$1.14	44d	1	1.19mi
7015 S 38th St Lincoln, NE	2.0–3.0	2.0	1228	$1,595	$1.30	21d	12	1.21mi
4210 S 49th St Lincoln, NE	2.0	1.0	800	$1,200	$1.50	44d	1	1.27mi
5649 S 31st St Lincoln, NE	2.0–3.0	1.0–2.0	994	$1,050	$1.06	44d	1	1.35mi
4000 S 51st St Lincoln, NE	1.0	1.0	633	$789	$1.25	44d	1	1.42mi
4621 Prescott Ave Unit 2124 Lincoln, NE	1.0	1.0	605	$875	$1.45	44d	1	1.44mi
4621 Prescott Ave Unit 2124 Lincoln, NE	1.0	1.0	605	$845	$1.40	14d	1	1.44mi

HOA detail

• Monthly dues: $210 · $2,520/yr
• Likely covers: watertrashlandscapingsnow removalexterior maint.

Listing history 9 events

1. 2026-05-08
   status Pending 567-char remark
2. 2026-05-06
   listed $165,000 New 567-char remark
3. 2026-05-06
   historical
4. 2026-04-22
   listed $175,000 New
5. 2019-05-14
   soldstatus $90,000
6. 2019-05-10
   soldstatus $90,000 Sold

   Show marketing remark (239 chars)

   Nice 2 bedroom 1 bath Townhome with attached garage in Southeast Lincoln. HOA fees include exterior maintenance, all water, garbage service, lawn care and snow removal. End unit with entry access to garage. Schedule your showing today!

7. 2019-04-12
   status Pending

   Show marketing remark (239 chars)

   Nice 2 bedroom 1 bath Townhome with attached garage in Southeast Lincoln. HOA fees include exterior maintenance, all water, garbage service, lawn care and snow removal. End unit with entry access to garage. Schedule your showing today!

8. 2019-04-01
   listed $94,900 Active - New

   Show marketing remark (239 chars)

   Nice 2 bedroom 1 bath Townhome with attached garage in Southeast Lincoln. HOA fees include exterior maintenance, all water, garbage service, lawn care and snow removal. End unit with entry access to garage. Schedule your showing today!

9. 2006-07-31
   soldstatus $82,000

ⓘ 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: $1,792 · $149/mo
• Projected year-2 tax: $2,854 · $238/mo
• Expected delta: +$1,062/yr (+$89/mo · 59.2%)

ⓘ 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 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: $15,763
• − Mortgage interest: −$9,243
• − Property taxes: −$1,792
• − Insurance: −$825
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − HOA: −$2,520
• − Depreciation: −$4,800
• Taxable loss: −$5,939
• Est. tax savings @ 24.0%: +$1,425
• After-tax cash flow: $-1,643/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): 48,903
• Household income: $100,821
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1192.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 3% Black 2%
• Common ancestry: Italian 3% Iranian 2% Romanian 2%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 1% Russian/Polish/Slavic 1% Vietnamese 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: ▼ -243.57%
• Current HPI: 226.0324
• Rent YoY: ▲ 3.33%
• 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

+99.4% since first listed

10 events — show timeline

• 2026-06-08 Sold (MLS) $163,500 GPRMLS
• 2026-05-08 Pending — GPRMLS
• 2026-05-06 Listing Removed — GPRMLS
• 2026-05-06 Listed $165,000 GPRMLS
• 2026-04-22 Listed $175,000 GPRMLS
• 2019-05-14 Sold (Public Records) $90,000 Public Records
• 2019-05-10 Sold (MLS) $90,000 GPRMLS
• 2019-04-12 Pending — GPRMLS
• 2019-04-01 Listed $94,900 GPRMLS
• 2006-07-31 Sold (Public Records) $82,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,792 · -3.9% YoY. Source: county tax records.