9501 S 87th St · Lincoln, NE 68526

$439,995

4 bd · 3.0 ba · 2,219 sqft · SingleFamily · 25 Days on market

Built 2026 6,534 sqft lot $198/sqft · 13% below area Est $507k · 13% under $50/mo HOA · 2% of rent

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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 +13.4/15.0
• Appreciation +6.4/10.0
• Cash flow +5.0/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this beautifully designed 4-bedroom, 3-bath ranch home offering the perfect blend of comfort, functionality, and room to grow. Step inside to an inviting open-concept layout where the living, dining, and kitchen spaces flow seamlessly—ideal for both everyday living and entertaining. The main floor features two spacious bedrooms, including a relaxing primary suite complete with a private bath. You’ll love the convenience and versatility of the rare 3-stall garage, providing plenty of space for vehicles, storage, or hobbies. Downstairs, the finished basement expands your living space with two additional bedrooms, a full bath, and plenty of room for a family room, guests, or home office setup. This home checks all the boxes—don’t miss your opportunity to make it yours!

Key facts

• 6,534 sq ft lot
• 3 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (40.8% below list).
• Recommended offer: $261k (40.8% below list) — sets the bar for 1% rule.

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 falling (-3.0%/yr); 144 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($3k loan paydown + $12k appreciation (2.8% local appreciation)).
• Lancaster County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($433k) is reasonable based on typical stale-listing flexibility.

Recommended offer $260,600 (40.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.59% ✗
• Cap rate: 3.48%
• Cash-on-cash: -10.05%
• DSCR: 0.55
• GRM: 14.1

CMA / ARV

• ARV (median comp): $506,918
• List price: $439,995
• Delta: -13.20%
• 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
9521 Dalton Dr	0.48mi	4/3.0	2,300 (+4%)	18mo	$399,950	$174	56
7501 Aero Dr	0.62mi	4/2.5	2,232 (+1%)	15mo	$430,000	$193	56
9421 Dalton Dr	0.48mi	4/3.0	2,550 (+15%)	8mo	$489,950	$192	47
8759 S 80th St	0.68mi	4/2.5	2,446 (+10%)	4mo	$496,000	$203	46
8736 S 81st St	0.62mi	5/3.0 (+1)	2,466 (+11%)	3mo	$520,000	$211	45
10155 S 80th St	0.69mi	4/3.0	2,420 (+9%)	11mo	$446,800	$185	43
7611 Maxine Dr	0.70mi	5/2.0 (+1)	2,232 (+1%)	18mo	$488,000	$219	42
7739 Aero Cir	0.46mi	5/3.0 (+1)	2,503 (+13%)	13mo	$519,000	$207	42
7915 Maxine Dr	0.62mi	4/3.0	2,543 (+15%)	9mo	$450,000	$177	39
7921 Ephraem Ln	0.66mi	5/3.0 (+1)	2,490 (+12%)	18mo	$514,275	$207	29
10131 S 78 St	0.75mi	4/3.0	2,519 (+14%)	17mo	$489,300	$194	28
10121 S 78th St	0.74mi	3/3.0 (-1)	2,523 (+14%)	14mo	$503,944	$200	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.8% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.80×
• Total profit: $-24,871
• Equity at exit: $192,967

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $499
• Equity at exit: $293,650

Cash invested: $123,199 (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 68526

• Home prices YoY: 1.1%
• Rents YoY: -3.0%
• Active inventory: 144
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $2,606 high
• Mortgage (P&I): −$2,307
• Tax est. 1.5%: −$550 /mo · $6,600/yr
• Insurance: −$183
• HOA: −$50
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-1,032

Break-even live

Break-even rent $3,912

Max offer price $290,668

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: $109,999
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9746 S 89th St Lincoln, NE	3.0	3.0	2157	$2,550	$1.18	13d	1	0.26mi
7833 Hayek Dr Lincoln, NE	5.0	3.0	2500	$3,200	$1.28	43d	1	0.49mi
7777 Aero Dr Lincoln, NE	4.0	3.0	2404	$2,800	$1.16	43d	1	0.51mi
8850 S 78th St Lincoln, NE	4.0	3.0	2400	$2,900	$1.21	43d	1	0.67mi
9330 S 74th St Lincoln, NE	4.0	3.0	2404	$2,800	$1.16	43d	1	0.71mi
7920 Patrick Ave Lincoln, NE	3.0	2.0	1515	$3,150	$2.08	43d	1	0.75mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 2 events

1. 2026-05-15
   status Pending 811-char remark

   Show marketing remark (811 chars)

   Welcome to this beautifully designed 4-bedroom, 3-bath ranch home offering the perfect blend of comfort, functionality, and room to grow. Step inside to an inviting open-concept layout where the living, dining, and kitchen spaces flow seamlessly—ideal for both everyday living and entertaining. The main floor features two spacious bedrooms, including a relaxing primary suite complete with a private bath. You’ll love the convenience and versatility of the rare 3-stall garage, providing plenty of space for vehicles, storage, or hobbies. Downstairs, the finished basement expands your living space with two additional bedrooms, a full bath, and plenty of room for a family room, guests, or home office setup. This home checks all the boxes—don’t miss your opportunity to make it yours!

2. 2026-04-20
   listed $439,995 New 811-char remark

   Show marketing remark (811 chars)

   Welcome to this beautifully designed 4-bedroom, 3-bath ranch home offering the perfect blend of comfort, functionality, and room to grow. Step inside to an inviting open-concept layout where the living, dining, and kitchen spaces flow seamlessly—ideal for both everyday living and entertaining. The main floor features two spacious bedrooms, including a relaxing primary suite complete with a private bath. You’ll love the convenience and versatility of the rare 3-stall garage, providing plenty of space for vehicles, storage, or hobbies. Downstairs, the finished basement expands your living space with two additional bedrooms, a full bath, and plenty of room for a family room, guests, or home office setup. This home checks all the boxes—don’t miss your opportunity to make it yours!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,272
• − Mortgage interest: −$24,647
• − Property taxes: −$6,600
• − Insurance: −$2,200
• − Repairs & maintenance: −$2,502
• − Management: −$2,502
• − HOA: −$600
• − Depreciation: −$12,800
• Taxable loss: −$20,578
• Est. tax savings @ 24.0%: +$4,939
• After-tax cash flow: $-7,445/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): 7,944
• Household income: $113,910
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 209.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Two or more races 4% Asian 4%
• Common ancestry: Slovak 4% Italian 2% Iranian 2%
• Foreign-born: 5% · Canada, Vietnam, South Korea
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Other Indo-European 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: ▲ 2.80%
• Current HPI: 263.2041
• Rent YoY: ▼ -3.02%
• 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

2 events — show timeline

• 2026-05-15 Pending — GPRMLS
• 2026-04-20 Listed $439,995 GPRMLS