3501 NW Quincy Ct · Lincoln, NE 68521

$29,900

4 bd · 2.0 ba · 1,400 sqft · Manufactured · 17 Days on market

Built 1976 1,307 sqft lot $700/mo HOA · 38% of rent

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 4-bed 2-bath mobile home with significant upside and plenty of room to make it your own. This could be a great fit for someone looking for a budget-friendly home or an investor wanting a project with potential and high rental demand. The property also has some nice extras, including 3 parking spots and a storage shed for tools, lawn equipment, or extra storage. Good opportunity for someone who wants a lower entry price and isn’t afraid to put in a little work.

Key facts

• 3 parking spots
• Storage shed
• 1,307 sq ft lot

Tags

• 3 PARKING SPOTS
• STORAGE SHED

Property features AI

Finance

• HOA & community: Has association (Contempo) with a $700 monthly fee

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Not new (built in 1976); Single-story (living area entirely above grade)
• Construction: Built in 1976; No reported foundation
• Exterior features: Front porch; Shed(s) on property; Lot approximately up to 1/4 acre (approx. 30 x 50)

Interior

• Bedrooms: Master bedroom on the main floor; Bedrooms 2–4 on the main floor
• Bathrooms: Two bathrooms total — one full and one three-quarter (both on the main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: No fireplaces; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.0% 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: Belmont Elementary School (math 34% / reading 44%, grade F, #371 of 502 statewide, top 74%, 814 students, 0% FRL); Goodrich Middle School (math 38% / reading 36%, grade F, #99 of 128 statewide, top 79%, 877 students, 78% FRL); Lincoln Northeast High School (math 34% / reading 36%, grade F, #207 of 261 statewide, top 79%, 1,812 students, 62% FRL).
• Zoned-school proficiency averages 37% at this address vs 52% district-wide (-14 pts) — the specific schools serving this property underperform the Lincoln Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.0%/yr); 366 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 33% 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 $207 of loan paydown is wiped out by about $897 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 + 4.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $29,451 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 6.23% ✓
• Cap rate: 28.96%
• Cash-on-cash: 80.96%
• DSCR: 4.60
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $63,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 W Treehaven Dr	0.08mi	4/2.0	1,456 (+4%)	11mo	$66,000	$45	81
3627 Northwest Quincy Ct	0.07mi	3/2.0 (-1)	1,402 (+0%)	14mo	$38,000	$27	80
3709 NW Ebony Ct	0.16mi	3/2.0 (-1)	1,216 (-13%)	1mo	$57,500	$47	64
3601 NW Orange Ct	0.09mi	3/2.0 (-1)	1,216 (-13%)	11mo	$28,000	$23	60
3601 NW Magnolia Ct	0.18mi	3/2.0 (-1)	1,216 (-13%)	10mo	$56,000	$46	56
3604 NW Lime Ct	0.20mi	3/2.0 (-1)	1,216 (-13%)	18mo	$57,500	$47	49
3719 NW Fairwood Ct	0.21mi	3/2.0 (-1)	1,216 (-13%)	21mo	$53,000	$44	46
125 Gaslight Ln	0.56mi	3/2.0 (-1)	1,568 (+12%)	11mo	$50,000	$32	40

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 · 4.04% rent growth · sell at horizon

5-year hold

• IRR: 83.9%
• Equity multiple: 5.01×
• Total profit: $33,559
• Equity at exit: $4,458

10-year hold

• IRR: 87.7%
• Equity multiple: 11.23×
• Total profit: $85,663
• Equity at exit: $2,585

Cash invested: $8,372 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$700
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $565

Break-even live

Break-even rent $1,148

Max offer price $29,900

Occupancy floor 65%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
338 W Irving St Lincoln, NE	4.0	2.0	1632	$1,975	$1.21	21d	1	0.34mi
2900 N 1st St Lincoln, NE	2.0–3.0	1.0–2.0	1061	$1,395	$1.31	44d	3	0.35mi
2801 NW 1st St Lincoln, NE	3.0	2.0	1152	$1,349	$1.17	44d	3	0.45mi
4441 N 1st St Lincoln, NE	3.0	1.0–2.0	853	$1,780	$2.09	13d	39	0.51mi
North Pointe Villas Lincoln, NE	3.0	1.0–2.0	1022	$2,266	$2.22	13d	25	0.58mi
2636 N 4th St Unit 2636 Lincoln, NE	3.0	2.0	1060	$1,595	$1.50	44d	1	0.68mi
2635 N 5th St Unit 2635 Lincoln, NE	3.0	2.0	1060	$1,595	$1.50	44d	1	0.70mi
3201 N 12th St Lincoln, NE	3.0	1.0	928	$1,250	$1.35	14d	1	1.03mi
1151 Elba Ave Lincoln, NE	3.0	1.5	1443	$1,695	$1.17	44d	1	1.05mi

HOA detail

• Monthly dues: $700 · $8,400/yr

Listing history 9 events

1. 2026-06-08
   days on market $29,900 Active 17 DOM
2. 2026-06-07
   days on market $29,900 Active 16 DOM
3. 2026-06-05
   days on market $29,900 Active 13 DOM
4. 2026-06-03
   days on market $29,900 Active 12 DOM
5. 2026-06-02
   days on market $29,900 Active 11 DOM
6. 2026-06-01
   days on market $29,900 Active 10 DOM
7. 2026-05-31
   days on market $29,900 Active 9 DOM
8. 2026-05-30
   days on market $29,900 Active 8 DOM
9. 2026-05-22
   listed $29,900 New

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

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 ≥105°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: $22,352
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − HOA: −$8,400
• − Depreciation: −$870
• Taxable income: $7,233
• Est. tax owed @ 24.0%: −$1,736
• After-tax cash flow: $5,042/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

1 event — show timeline

• 2026-05-22 Listed $29,900 GPRMLS