8840 Holdrege St · Lincoln, NE 68505

$25,000

3 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 19 Days on market

Built 1990 $14/sqft · 95% below area

---

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 +4.8/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* HOUSE ONLY – MUST BE MOVED - NO LAND INCLUDED * Please read full listing before inquiring. Excellent opportunity for investors or buyers who already own land and are ready to take on a relocation project! This 3-bed, 2-bath 1250 sq ft home MUST BE RELOCATED from the seller’s property. The property includes all existing fixtures, appliances & HVAC system and is being SOLD AS-IS. Due to the nature of the sale, cash only sale. Buyer is fully responsible for all aspects of the relocation process, including but not limited to: Securing permits, Coordinating transportation logistics and Managing any required street closures. The home offers a functional layout featuring a 2-s

Key facts

• 2 garage spots
• Built 1990
• Listed 19 days

Property features AI

Exterior

• Parking: Attached garage with 2 covered spaces (2 total parking)
• Utilities: No public sewer
• Home design: Single-family residence; Residential property; Not new / not a model; One-story (main floor living); Built in 1990
• Construction: Concrete perimeter foundation
• Exterior features: Porch; Deck

Interior

• Bedrooms: Master bedroom on the main floor; Second bedroom on the main floor; Third bedroom on the main floor
• Bathrooms: Two bathrooms total: one full and one three-quarter, both on the main level
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 66.5% 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+.
• Waverly School District 145 (rural): math 54% / reading 52% proficiency, ranked #31 of 111 in NE (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Evelyn Hamlow Elementary (316 students, 16% FRL); Waverly Middle School (math 51% / reading 48%, grade C, #51 of 128 statewide, top 43%, 532 students, 20% FRL); Waverly High School (math 57% / reading 47%, grade D+, #98 of 261 statewide, top 40%, 682 students, 19% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: Rents rising (+3.8%/yr); 78 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $173 of loan paydown is wiped out by about $750 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 + 3.8% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $24,625 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 7.22% ✓
• Cap rate: 66.49%
• Cash-on-cash: 214.99%
• DSCR: 10.57
• GRM: 1.2

CMA / ARV

• ARV (median comp): $344,149
• List price: $25,000
• Delta: -89.83%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2660 N 91st St	0.56mi	3/3.0	1,758 (-5%)	1mo	$413,199	$235	61
9040 Garland St	0.27mi	3/2.5	1,617 (-12%)	7mo	$355,000	$220	59
8321 Elizabeth Dr	0.68mi	3/2.0	1,754 (-5%)	1mo	$260,000	$148	59
2833 N 90th St	0.64mi	3/3.5	1,928 (+4%)	1mo	$431,000	$224	56
2827 N 90th St	0.64mi	3/3.0	1,980 (+7%)	1mo	$422,125	$213	53
9001 Kinzie St	0.55mi	3/3.0	1,946 (+5%)	11mo	$370,871	$191	52
927 N 86th St	0.67mi	3/3.0	1,952 (+6%)	6mo	$322,500	$165	50
8928 Kinzie St	0.57mi	4/3.0 (+1)	1,916 (+4%)	10mo	$481,740	$251	50
8760 Garland St	0.25mi	3/3.5	2,108 (+14%)	13mo	$349,900	$166	48
7959 Medicine Hat Rd	0.68mi	4/3.0 (+1)	2,015 (+9%)	9mo	$390,000	$194	37
803 N 86th St	0.73mi	4/2.5 (+1)	2,088 (+13%)	1mo	$331,000	$159	36
2720 N 89th St	0.58mi	3/3.5	2,078 (+12%)	12mo	$404,769	$195	36

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 · 3.81% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.05×
• Total profit: $77,336
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 26.21×
• Total profit: $176,496
• Equity at exit: $2,162

Cash invested: $7,000 (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 68505

• Rents YoY: 3.8%
• Active inventory: 78
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $1,254

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 26%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1436 Cedar Cove Rd Unit 1 Lincoln, NE	3.0	2.5	1739	$2,000	$1.15	44d	1	0.32mi
8600 Leighton Ave Lincoln, NE	1.0–3.0	1.0–2.0	1144	$1,300	$1.14	1d	1	0.36mi
1648 Sawyer St Lincoln, NE	3.0	2.5	1547	$1,899	$1.23	44d	1	0.49mi
8229 Northwoods Dr Lincoln, NE	1.0–2.0	1.0–2.0	935	$1,649	$1.76	3d	5	0.56mi
9411 Adams St Unit 9411-08 Lincoln, NE	2.0	2.5	1240	$1,745	$1.41	44d	1	0.91mi
9411 Adams St Lincoln, NE	1.0–2.0	1.0–2.5	1066	$1,745	$1.64	1d	1	0.91mi
111 S 90th St Lincoln, NE	3.0	1.0–2.0	976	$2,175	$2.23	13d	22	1.25mi
8430 Fremont St Lincoln, NE	1.0–3.0	1.0–2.0	1050	$2,380	$2.27	1d	22	1.37mi

Listing history 19 events

1. 2026-06-18
   days on market $25,000 Active 19 DOM
2. 2026-06-17
   days on market $25,000 Active 18 DOM
3. 2026-06-16
   days on market $25,000 Active 17 DOM
4. 2026-06-15
   days on market $25,000 Active 16 DOM
5. 2026-06-14
   days on market $25,000 Active 14 DOM
6. 2026-06-13
   days on market $25,000 Active 13 DOM
7. 2026-06-10
   days on market $25,000 Active 11 DOM
8. 2026-06-09
   days on market $25,000 Active 10 DOM
9. 2026-06-08
   days on market $25,000 Active 9 DOM
10. 2026-06-07
    statusdays on market $25,000 Active 8 DOM
11. 2026-06-03
    days on market $25,000 New 4 DOM
12. 2026-06-02
    days on market $25,000 New 3 DOM
13. 2026-06-01
    days on market $25,000 New 2 DOM
14. 2026-05-31
    pricestatusdays on marketlisting id $25,000 New 1 DOM
15. 2026-05-30
    days on market $35,000 Active 33 DOM
16. 2026-04-27
    listed $35,000 New 991-char remark
17. 2026-04-27
    historical
18. 2026-04-06
    listed $35,000 New
19. 2024-02-27
    soldstatus $470,000

ⓘ 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 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: $21,674
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$727
• Taxable income: $15,579
• Est. tax owed @ 24.0%: −$3,739
• After-tax cash flow: $11,311/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: Waverly School District 145
• NCES district ID: 3100021
• Math proficiency: 54% ▼ -4.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $81,839
• Composite: 48.33/100
• National rank: #2148
• State rank: #31 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

• County: Lancaster County · 291,509 people
• City population: 291,509
• Metro: Lincoln, NE
• Population (ZIP): 18,834
• Household income: $75,980
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 436.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 6% Asian 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 3% Arabic 2% Vietnamese 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: ▼ -160.23%
• Current HPI: 246.1127
• Rent YoY: ▲ 3.81%
• 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

-92.6% since first listed

6 events — show timeline

• 2026-05-30 Listing Removed — GPRMLS
• 2026-04-27 Listing Removed — GPRMLS
• 2026-04-27 Listed $35,000 GPRMLS
• 2026-04-06 Listed $35,000 GPRMLS
• 2026-04-06 Listed $25,000 GPRMLS
• 2024-02-27 Sold (Public Records) $470,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $3,779 · -0.1% YoY. Source: county tax records.