1708 S 6th St · Lincoln, NE 68502

$425,000

4 bd · 4.0 ba · 2,756 sqft · MultiFamily public records · 11 Days on market

Built 1996 7,810 sqft lot

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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).

• Cash flow +10.5/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• DSCR +3.0/10.0
• 1% rule +2.6/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Welcome to 1708 S. 6th Street. Constructed in 1996, this well-designed split-foyer duplex offers two identical units, each featuring 4 bedrooms, 2 bathrooms, a 2-car garage, and nearly 1,400 square feet of comfortable finished living space. Well maintained w/ newer paint, flooring & updated kitchen and baths. The large living room flows into the dining area & well-appointed kitchen w/ a full-size stove, refrigerator + dishwasher and ample cabinet/counter space. Finished basement has 2 legal beds, plus storage & laundry room. Located near S. 9th & Sumner Street, residents will find easy access to downtown Lincoln & the UNL Campus. An incredible opportunity for house hacking or adding to your rental portfolio. Consistently reflects strong rents supported by a solid rental history.

Key facts

• Finished basement
• Split-foyer duplex
• Updated kitchen

Tags

• SPLIT-FOYER DUPLEX
• UPDATED KITCHEN
• FINISHED BASEMENT
• EASY ACCESS TO DOWNTOWN
• NEAR UNL CAMPUS

Property features AI

Exterior

• Parking: Attached garage with 4 covered spaces and garage door opener (total 4 parking spaces)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Fiber optic available
• Home design: Split entry home; Duplex residential property; Not new (built in 1996)
• Construction: Vinyl siding; Composition roof; Concrete perimeter foundation; Built in 1996
• Exterior features: Up to 1/4 acre lot (approx. 55 x 142, ~0.19 acres)

Interior

• Kitchen: Laminate flooring in the kitchen; Range; Refrigerator; Dishwasher; Disposal
• Bedrooms: Main floor primary bedroom (approx. 12.9 x 11.7) with wall-to-wall carpeting; Main floor bedroom (approx. 12.7 x 10.4) with wall-to-wall carpeting; Basement bedroom (approx. 11.11 x 9.1) with wall-to-wall carpeting; Basement bedroom (approx. 9.7 x 9.1) with wall-to-wall carpeting; Main floor bedroom (approx. 12.9 x 11.7) with wall-to-wall carpeting
• Flooring: Carpet; Laminate; Luxury vinyl plank
• Bathrooms: Four full bathrooms (two on the main level)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Partially finished basement with egress
• Laundry & utility: Washer; Dryer; Laundry area with concrete floor

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.0-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative. Per door: $-109/mo.
• To cash-flow at today's rent, offer at most $387k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (24.4% below list).
• Recommended offer: $321k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Everett Elementary School (math 22% / reading 37%, grade F, #427 of 502 statewide, top 87%, 384 students, 0% FRL); Park Middle School (math 37% / reading 37%, grade F, #99 of 128 statewide, top 79%, 834 students, 68% FRL); Lincoln High School (math 38% / reading 41%, grade F, #184 of 261 statewide, top 76%, 2,196 students, 59% FRL).
• Zoned-school proficiency averages 35% at this address vs 52% district-wide (-16 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 (+2.4%/yr); 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).
• At $3,213/mo this rent would consume 56% of the median local household income ($69k/yr) (locally 1252% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $192k; list at $425k implies a 121% gain — meaningful room to come down on a strong offer.

Recommended offer $321,300 (24.4% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.76% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $275,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1135 Sumner St	0.43mi	5/4.0 (+1)	2,540 (-8%)	14mo	$255,000	$100	51
1200 S 13th St	0.67mi	4/4.0	2,576 (-6%)	19mo	$277,500	$108	42
830 E St	0.60mi	3/1.0 (-1)	2,442 (-11%)	14mo	$235,000	$96	24

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 · 2.38% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.29×
• Total profit: $-84,748
• Equity at exit: $63,369

10-year hold

• IRR: -15.2%
• Equity multiple: 0.16×
• Total profit: $-99,929
• Equity at exit: $36,746

Cash invested: $119,000 (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 68502

• Rents YoY: 2.4%
• Active inventory: 146
• Price-to-rent: 22.0×

Monthly cashflow live

• Estimated rent: $3,213 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$350 /mo · $4,194/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $-217

Break-even live

Break-even rent $3,488

Max offer price $386,655

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-97	+0% $-217	+5% $-337	+10% $-458
Rent	-10% $-471	-5% $-344	+0% $-217	+5% $-90	+10% $37
Rate	-1.0pp $-3	-0.5pp $-109	base $-217	+0.5pp $-327	+1.0pp $-439

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$3,212
Total (2 units)			$3,213

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Harwood St Lincoln, NE	4.0	2.0	2200	$1,800	$0.82	45d	1	0.90mi
1424 F St Lincoln, NE	4.0	2.0	3091	$2,095	$0.68	45d	1	0.90mi

Listing history 7 events

1. 2026-06-21
   days on market $425,000 Active 11 DOM
2. 2026-06-18
   days on market $425,000 Active 8 DOM
3. 2026-06-17
   days on market $425,000 Active 7 DOM
4. 2026-06-16
   days on market $425,000 Active 6 DOM
5. 2026-06-15
   statusdays on marketlisting id $425,000 Active 5 DOM
6. 2026-06-14
   remarks 679-char remark
7. 2026-06-14
   listed $425,000 New 3 DOM

ⓘ 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: $4,194 · $350/mo
• Projected year-2 tax: $7,352 · $613/mo
• Expected delta: +$3,158/yr (+$263/mo · 75.3%)

ⓘ 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 ≥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: $38,556
• − Mortgage interest: −$23,807
• − Property taxes: −$4,194
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,084
• − Management: −$3,084
• − Depreciation: −$12,364
• Taxable loss: −$10,102
• Est. tax savings @ 24.0%: +$2,425
• After-tax cash flow: $-180/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): 25,846
• Household income: $68,523
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1252.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 11% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 86% English-only · Spanish 9% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -252.87%
• Current HPI: 240.304
• Rent YoY: ▲ 2.38%
• 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

+121.4% since first listed

3 events — show timeline

• 2026-06-10 Listed $425,000 GPRMLS
• 2026-06-10 Listed $425,000 GPRMLS
• 2004-12-23 Sold (Public Records) $192,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $4,194 · +5.2% YoY. Source: county tax records.