4834 Adams St · Lincoln, NE 68504

$155,000

4 bd · 1.0 ba · 1,378 sqft · SingleFamily public records · 55 Days on market

Built 1920 6,970 sqft lot $112/sqft · 23% below area Est $201k · 23% under

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Why this score? — see what drove the B- 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.7/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors will have an occupied house with a lease through February 2027. Well maintained and updated throughout. Rent is at market and tenant pays utilities. Owner pays trash and recycling only. New HVAC and updated siding.

Key facts

• Updated siding
• New hvac
• 6,970 sq ft lot

Tags

• LEASE THROUGH FEBRUARY
• NEW HVAC
• UPDATED SIDING

🏷️ Possibly a rental listed for sale. The $155,000 price doesn't fit this home's estimated sale value (~$200,746) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Market conditions: Rents flat; 60 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 ($56k/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 $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

• It's been on market 55 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 1.17% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $200,746
• List price: $155,000
• Delta: -22.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2937 N 46th St	0.21mi	4/1.0	1,568 (+14%)	1mo	$170,000	$108	66
3225 N 56th St	0.46mi	3/2.0 (-1)	1,367 (-1%)	4mo	$236,000	$173	65
4624 Gladstone St	0.31mi	3/1.0 (-1)	1,494 (+8%)	5mo	$215,000	$144	63
5202 Greenwood St	0.25mi	4/2.0	1,236 (-10%)	6mo	$200,000	$162	62
4625 Greenwood St	0.15mi	3/2.0 (-1)	1,206 (-12%)	2mo	$183,000	$152	62
4410 Baldwin Ave	0.42mi	3/2.5 (-1)	1,408 (+2%)	5mo	$190,000	$135	62
5230 Ervin St	0.63mi	3/1.5 (-1)	1,390 (+1%)	2mo	$202,000	$145	61
4312 Judson St	0.45mi	4/2.0	1,526 (+11%)	4mo	$242,000	$159	54
2242 N 56th St	0.70mi	3/1.0 (-1)	1,431 (+4%)	2mo	$234,000	$164	54
5243 Walker Ave	0.54mi	4/2.0	1,536 (+12%)	3mo	$211,000	$137	50
2645 N 57th St	0.57mi	3/2.0 (-1)	1,541 (+12%)	1mo	$250,600	$163	43
3460 N 53rd St	0.43mi	3/2.0 (-1)	1,580 (+15%)	6mo	$235,000	$149	42

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 · 0.56% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.88×
• Total profit: $-5,386
• Equity at exit: $23,111

10-year hold

• IRR: 3.4%
• Equity multiple: 1.22×
• Total profit: $9,400
• Equity at exit: $13,402

Cash invested: $43,400 (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 68504

• Rents YoY: 0.6%
• Active inventory: 60
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$813
• Tax from tax record: −$174 /mo · $2,088/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $378

Break-even live

Break-even rent $1,331

Max offer price $155,000

Occupancy floor 74%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4842 Adams St Unit 2 Lincoln, NE	4.0	2.5	1764	$2,095	$1.19	43d	1	0.02mi
4602 Saint Paul Ave Unit 3 Lincoln, NE	4.0	1.0	1344	$1,550	$1.15	13d	1	0.29mi
3811 Baldwin Ave Lincoln, NE	1.0–3.0	1.0–2.0	1015	$1,489	$1.47	13d	14	0.78mi
4529 Holdrege St Lincoln, NE	3.0	2.0	1100	$1,250	$1.14	43d	1	1.07mi
2228 Mirwyn Ct Lincoln, NE	3.0	3.0	1748	$2,200	$1.26	43d	1	1.09mi
4630 Starr St Unit 4630 Lincoln, NE	3.0	1.0	1460	$1,250	$0.86	43d	1	1.09mi
2210 Mirwyn Ct Lincoln, NE	3.0	3.0	1748	$2,000	$1.14	13d	1	1.10mi
4910 Dudley St Unit 2 Lincoln, NE	3.0	2.0	1073	$1,250	$1.16	21d	1	1.14mi
2840 N Cotner Blvd Unit 1 Lincoln, NE	3.0	1.0	1450	$1,425	$0.98	43d	1	1.21mi
2125 Griffith St Lincoln, NE	3.0	1.0	1014	$1,495	$1.47	43d	1	1.31mi
1025 N 63rd St Lincoln, NE	1.0–3.0	1.0–2.0	1157	$1,590	$1.37	13d	7	1.45mi

Listing history 30 events

1. 2026-06-01
   days on market $155,000 Active 55 DOM
2. 2026-05-31
   days on market $155,000 Active 54 DOM
3. 2026-05-30
   days on market $155,000 Active 53 DOM
4. 2026-05-04
   price $155,000 228-char remark

   Show marketing remark (228 chars)

   Investors will have an occupied house with a lease through February 2027. Well maintained and updated throughout. Rent is at market and tenant pays utilities. Owner pays trash and recycling only. New HVAC and updated siding.

5. 2026-04-07
   listed $160,000 New 228-char remark

   Show marketing remark (228 chars)

   Investors will have an occupied house with a lease through February 2027. Well maintained and updated throughout. Rent is at market and tenant pays utilities. Owner pays trash and recycling only. New HVAC and updated siding.

6. 2026-03-30
   historical
7. 2026-01-11
   historical $1,475
8. 2025-12-25
   listed $1,475
9. 2025-12-22
   listed $175,000 New
10. 2025-12-02
    historical
11. 2025-11-01
    price $175,000
12. 2025-10-20
    listed $170,000 New
13. 2025-10-08
    historical
14. 2025-08-19
    status Back On Market
15. 2025-08-05
    status Pending
16. 2025-07-09
    listed $170,000 New
17. 2025-07-09
    historical
18. 2025-06-30
    historical $1,550
19. 2025-06-25
    listed $1,550
20. 2025-06-04
    listed $175,000 New
21. 2025-06-04
    historical
22. 2025-04-21
    listed $180,000 New
23. 2024-10-04
    historical
24. 2024-09-19
    listed $165,000 New
25. 2024-04-29
    soldstatus $149,444
26. 2024-04-26
    soldstatus $145,000 Sold
27. 2024-04-20
    status Pending
28. 2024-04-17
    listed $150,000 New
29. 2018-09-12
    soldstatus $70,000
30. 2013-06-03
    soldstatus $50,000

ⓘ 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: $2,088 · $174/mo
• Projected year-2 tax: $2,682 · $223/mo
• Expected delta: +$593/yr (+$49/mo · 28.4%)

ⓘ 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 2/10 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: $21,707
• − Mortgage interest: −$8,682
• − Property taxes: −$2,088
• − Insurance: −$775
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$4,509
• Taxable income: $2,179
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $4,008/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): 17,278
• Household income: $56,213
• Rent vs Own: 68.5% rent · 31.5% own
• Severe rent burden: 1076.0

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 9% Black 7% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 10% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 4% Arabic 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: ▼ -157.10%
• Current HPI: 246.8013
• Rent YoY: ▲ 0.56%
• 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

+210.0% since first listed

27 events — show timeline

• 2026-05-04 Price Changed $155,000 GPRMLS
• 2026-04-07 Listed $160,000 GPRMLS
• 2026-03-30 Listing Removed — GPRMLS
• 2026-01-11 Rental Removed $1,475 APPFOLIO
• 2025-12-25 Listed for Rent $1,475 APPFOLIO
• 2025-12-22 Listed $175,000 GPRMLS
• 2025-12-02 Listing Removed — GPRMLS
• 2025-11-01 Price Changed $175,000 GPRMLS
• 2025-10-20 Listed $170,000 GPRMLS
• 2025-10-08 Listing Removed — GPRMLS
• 2025-08-19 Relisted — GPRMLS
• 2025-08-05 Pending — GPRMLS
• 2025-07-09 Listing Removed — GPRMLS
• 2025-07-09 Listed $170,000 GPRMLS
• 2025-06-30 Rental Removed $1,550 APPFOLIO
• 2025-06-25 Listed for Rent $1,550 APPFOLIO
• 2025-06-04 Listing Removed — GPRMLS
• 2025-06-04 Listed $175,000 GPRMLS
• 2025-04-21 Listed $180,000 GPRMLS
• 2024-10-04 Listing Removed — GPRMLS
• 2024-09-19 Listed $165,000 GPRMLS
• 2024-04-29 Sold (Public Records) $149,444 Public Records
• 2024-04-26 Sold (MLS) $145,000 GPRMLS
• 2024-04-20 Pending — GPRMLS
• 2024-04-17 Listed $150,000 GPRMLS
• 2018-09-12 Sold (Public Records) $70,000 Public Records
• 2013-06-03 Sold (Public Records) $50,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,088 · +10.1% YoY. Source: county tax records.