2516 NW 8th St · Lincoln, NE 68521

$240,000

3 bd · 4.0 ba · 2,670 sqft · Other public records · 73 Days on market

Built 1910 7,112 sqft lot Est $329k · 27% 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 +9.7/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experienced Investors! Great income producing conversion duplex close to Cornhusker Hwy and the interstate. This multifamily features 4 total units. Two units with 1 bed 1 bath. and two with 2 bed and 1 bath. Book your showing today.

Key facts

• 7,112 sq ft lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath other listed at $240k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (25.3% below list).
• Recommended offer: $179k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 rising fast (+4.0%/yr); 366 active listings in the ZIP; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).
• This rent runs 32% 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 $7k 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 73 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 $49k; list at $240k implies a 390% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,369 (25.3% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.80%
• DSCR: 0.88
• GRM: 11.2

CMA / ARV

• ARV (median comp): $329,365
• List price: $240,000
• Delta: -27.13%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.30×
• Total profit: $-46,992
• Equity at exit: $35,785

10-year hold

• IRR: -10.9%
• Equity multiple: 0.32×
• Total profit: $-45,916
• Equity at exit: $20,751

Cash invested: $67,200 (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 68521

• Home prices YoY: -34.1%
• Rents YoY: 4.0%
• Active inventory: 366
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,794 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$215 /mo · $2,580/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-157

Break-even live

Break-even rent $1,992

Max offer price $212,339

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $240,000 Active 73 DOM
2. 2026-06-17
   days on market $240,000 Active 72 DOM
3. 2026-06-16
   days on market $240,000 Active 71 DOM
4. 2026-06-15
   days on market $240,000 Active 70 DOM
5. 2026-06-14
   days on market $240,000 Active 68 DOM
6. 2026-06-10
   days on market $240,000 Active 65 DOM
7. 2026-06-09
   days on market $240,000 Active 64 DOM
8. 2026-06-08
   days on market $240,000 Active 63 DOM
9. 2026-06-07
   days on market $240,000 Active 62 DOM
10. 2026-06-05
    days on market $240,000 Active 59 DOM
11. 2026-06-03
    days on market $240,000 Active 58 DOM
12. 2026-06-02
    days on market $240,000 Active 57 DOM
13. 2026-06-01
    days on market $240,000 Active 56 DOM
14. 2026-05-31
    days on market $240,000 Active 55 DOM
15. 2026-05-30
    days on market $240,000 Active 54 DOM
16. 2026-04-06
    listed $240,000 New 234-char remark

    Show marketing remark (234 chars)

    Experienced Investors! Great income producing conversion duplex close to Cornhusker Hwy and the interstate. This multifamily features 4 total units. Two units with 1 bed 1 bath. and two with 2 bed and 1 bath. Book your showing today.

17. 2026-04-06
    historical

    Show marketing remark (234 chars)

    Experienced Investors! Great income producing conversion duplex close to Cornhusker Hwy and the interstate. This multifamily features 4 total units. Two units with 1 bed 1 bath. and two with 2 bed and 1 bath. Book your showing today.

18. 2026-03-23
    listed $250,000 New
19. 2016-01-15
    soldstatus $49,000
20. 2016-01-13
    soldstatus $95,100
21. 2015-11-19
    historical
22. 2015-11-17
    listed $100,000
23. 2015-08-03
    historical
24. 2015-03-16
    listed $117,000
25. 2002-09-11
    soldstatus $104,000
26. 1999-01-26
    historical
27. 1998-07-08
    listed $97,800

ⓘ 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: $2,580 · $215/mo
• Projected year-2 tax: $4,152 · $346/mo
• Expected delta: +$1,572/yr (+$131/mo · 60.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°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: $21,524
• − Mortgage interest: −$13,444
• − Property taxes: −$2,580
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$6,982
• Taxable loss: −$6,125
• Est. tax savings @ 24.0%: +$1,470
• After-tax cash flow: $-409/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

+145.4% since first listed

12 events — show timeline

• 2026-04-06 Listing Removed — GPRMLS
• 2026-04-06 Listed $240,000 GPRMLS
• 2026-03-23 Listed $250,000 GPRMLS
• 2016-01-15 Sold (Public Records) $49,000 Public Records
• 2016-01-13 Sold (MLS) $95,100 GPRMLS
• 2015-11-19 Listing Removed — GPRMLS
• 2015-11-17 Listed $100,000 GPRMLS
• 2015-08-03 Listing Removed — GPRMLS
• 2015-03-16 Listed $117,000 GPRMLS
• 2002-09-11 Sold (Public Records) $104,000 Public Records
• 1999-01-26 Listing Removed — GPRMLS
• 1998-07-08 Listed $97,800 GPRMLS

Property tax history

+1.6%/yr

Latest (2025): $2,580 · -8.0% YoY. Source: county tax records.