5200-5206 W Craw St · Lincoln, NE 68524

$259,000

4 bd · 2.0 ba · 1,950 sqft · MultiFamily public records · 40 Days on market

Built 1955 0.49 ac lot $133/sqft · at area comps Est $253k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.4/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Calling all investors - opportunity to expand your portfolio knocks! A solid duplex, with strong rent potential, each unit features over 900 sq ft, 2 bedrooms, 1 bath and an attached single-stall garage. Efficient floor plans, private entrances and garage access for each side provide convenience and long-term appeal for tenants or owner occupants.

Key facts

• 0.49 acre lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Duplex residential property; Property attached; Built in 1955; Single-level living (main floor bedrooms and baths)
• Construction: Slab foundation
• Exterior features: Lot about 0.49 acre (approx. 140 x 140); Lot included in price

Interior

• Bedrooms: Master bedroom on main floor; Additional bedrooms on main floor
• Bathrooms: Two full bathrooms, both on the main floor
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: No basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $259k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $503/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $259k).
• Recommended offer: $251k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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.
• Market conditions: 29 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $251,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.83% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.27%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $252,547
• List price: $259,000
• Delta: 2.56%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4911-4917 W Zeamer St	0.26mi	4/2.0	1,950 (0%)	20mo	$220,000	$113	71

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.19×
• Total profit: $86,126
• Equity at exit: $38,618

10-year hold

• IRR: 35.9%
• Equity multiple: 4.31×
• Total profit: $240,051
• Equity at exit: $22,394

Cash invested: $72,520 (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 68524

• Home prices YoY: -26.2%
• Active inventory: 29
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $4,746 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$273 /mo · $3,271/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$997
• Net cashflow: $2,011

Break-even live

Break-even rent $2,201

Max offer price $259,000

Occupancy floor 53%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,744
Total (4 units)			$4,746

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 W Zeamer St Lincoln, NE	3.0	1.0	1500	$1,678	$1.12	13d	1	0.20mi
5321 Michael Cir Lincoln, NE	3.0	2.0	1915	$1,750	$0.91	43d	1	0.25mi
3718 NW 51st St Unit 3712 Lincoln, NE	4.0	2.0	1470	$1,595	$1.09	13d	1	0.35mi

Listing history 27 events

1. 2026-06-10
   days on market $259,000 Active 40 DOM
2. 2026-06-09
   days on market $259,000 Active 39 DOM
3. 2026-06-08
   days on market $259,000 Active 38 DOM
4. 2026-06-07
   days on market $259,000 Active 37 DOM
5. 2026-06-05
   days on market $259,000 Active 34 DOM
6. 2026-06-03
   days on market $259,000 Active 33 DOM
7. 2026-06-02
   days on market $259,000 Active 32 DOM
8. 2026-06-01
   days on market $259,000 Active 31 DOM
9. 2026-05-31
   days on market $259,000 Active 30 DOM
10. 2026-05-30
    days on market $259,000 Active 29 DOM
11. 2026-05-01
    listed $259,000 New 350-char remark
12. 2026-05-01
    historical
13. 2026-04-10
    listed $279,000 New
14. 2026-04-10
    historical
15. 2026-03-20
    listed $299,500 New
16. 2026-03-20
    historical
17. 2026-03-09
    listed $321,500 New
18. 2026-03-09
    historical
19. 2026-01-16
    price $331,500
20. 2026-01-14
    listed $325,000 New
21. 2024-04-10
    historical $1,375
22. 2024-03-30
    price $1,375
23. 2023-12-20
    listed $1,400
24. 2023-06-22
    historical
25. 2023-04-26
    listed $2,835,000 New
26. 2022-03-08
    soldstatus $470,000
27. 2016-05-05
    soldstatus $175,000

ⓘ 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: $3,271 · $273/mo
• Projected year-2 tax: $4,481 · $373/mo
• Expected delta: +$1,209/yr (+$101/mo · 37.0%)

ⓘ 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 3/10 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: $56,952
• − Mortgage interest: −$14,508
• − Property taxes: −$3,271
• − Insurance: −$1,295
• − Repairs & maintenance: −$4,556
• − Management: −$4,556
• − Depreciation: −$7,535
• Taxable income: $21,231
• Est. tax owed @ 24.0%: −$5,095
• After-tax cash flow: $19,032/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
• City population: 291,509
• Population (ZIP): 6,049

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 21% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Subsaharan African 8% Romanian 2% Italian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 11% Russian/Polish/Slavic 9% Arabic 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: ▼ -87.68%
• Current HPI: 247.2683
• Rent YoY: —
• Metro: —
• 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

+48.0% since first listed

18 events — show timeline

• 2026-06-10 Listing Removed — GPRMLS
• 2026-05-01 Listing Removed — GPRMLS
• 2026-05-01 Listed $259,000 GPRMLS
• 2026-04-10 Listing Removed — GPRMLS
• 2026-04-10 Listed $279,000 GPRMLS
• 2026-03-20 Listing Removed — GPRMLS
• 2026-03-20 Listed $299,500 GPRMLS
• 2026-03-09 Listing Removed — GPRMLS
• 2026-03-09 Listed $321,500 GPRMLS
• 2026-01-16 Price Changed $331,500 GPRMLS
• 2026-01-14 Listed $325,000 GPRMLS
• 2024-04-10 Rental Removed $1,375 APPFOLIO
• 2024-03-30 Price Changed $1,375 APPFOLIO
• 2023-12-20 Listed for Rent $1,400 APPFOLIO
• 2023-06-22 Listing Removed — GPRMLS
• 2023-04-26 Listed $2,835,000 GPRMLS
• 2022-03-08 Sold (Public Records) $470,000 Public Records
• 2016-05-05 Sold (Public Records) $175,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,271 · +13.8% YoY. Source: county tax records.