9533 S 87th St · Lincoln, NE 68526

$385,000

3 bd · 3.0 ba · 1,804 sqft · SingleFamily · 44 Days on market

Built 2026 6,098 sqft lot $50/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +6.4/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Cash flow +3.8/30.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks

Discover comfort, space, and modern living in this beautifully designed 3-bedroom, 3-bath home offering 1,804 sq ft of finished living area! The main level features a bright, open layout perfect for both everyday living and entertaining, along with two generously sized bedrooms and two well-appointed bathrooms. Downstairs, you’ll love the expansive family room—ideal for movie nights, game days, or hosting guests. The lower level also includes a spacious third bedroom and a full bathroom, creating the perfect private retreat or guest suite. Exterior features a 2-stall tandem garage. Call today!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $600; Association fee covers common area maintenance and trash

Exterior

• Parking: Attached tandem garage with space for 2 cars; Two covered parking spaces
• Security: Exterior accessible (accessibility features)
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential); Under construction / new construction (built 2026); Living area above grade approximately 1,047 square feet; total finished area above and below grade approximately 1,804 square feet
• Construction: Concrete perimeter foundation; Built in 2026; Built by Buhr/GBL Homes
• Exterior features: Porch and covered patio; Sprinkler system; Drain tile; Lot roughly 52 x 120 (about 0.14 acre)

Interior

• Kitchen: Kitchen on the main floor with luxury vinyl plank flooring
• Bedrooms: Primary bedroom on main floor (12 x 12); Second bedroom on main floor (12 x 12); Third bedroom in basement (11 x 12)
• Flooring: Luxury vinyl plank in living areas and kitchen; Wall-to-wall carpeting in bedrooms and basement family room
• Bathrooms: Three bathrooms total: two full baths and one three-quarter bath; Two bathrooms on the main level
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Basement with egress; Finished basement area (approximately 757 square feet); Wall-to-wall carpeting in bedrooms and basement family room; Luxury vinyl plank in living room, kitchen, and laundry area; No fireplace
• Laundry & utility: Laundry area with luxury vinyl plank flooring

🏗️ New construction. The $385,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $440,001.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (33.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (40.2% below list).
• Recommended offer: $230k (40.2% below list) — sets the bar for 1% rule.

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: Wysong Elementary (math 69% / reading 75%, grade A-, #27 of 502 statewide, top 7%, 697 students, 8% FRL); Moore Middle School (math 78% / reading 69%, grade A, #4 of 128 statewide, top 2%, 738 students, 10% FRL) — zoned schools average 9% FRL vs 37% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 73% at this address vs 52% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Lincoln Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents falling (-3.0%/yr); 144 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; high-income renter base; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($3k loan paydown + $12k appreciation (2.8% local appreciation)).
• Lancaster County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($373k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,191 (40.2% 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 44 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.52% ✗
• Cap rate: 2.82%
• Cash-on-cash: -12.39%
• DSCR: 0.45
• GRM: 15.9

CMA / ARV

• ARV (median comp): $440,001
• List price: $385,000
• Delta: -12.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9530 Burton St	0.71mi	4/2.0 (+1)	1,636 (-9%)	3mo	$256,000	$156	40
7700 Ponce Dr	0.59mi	3/2.5	1,631 (-10%)	22mo	$523,890	$321	36
7930 Patrick Ave	0.72mi	3/2.5	1,664 (-8%)	20mo	$548,340	$330	35
8000 Ephraem St	0.75mi	3/2.0	1,680 (-7%)	18mo	$550,525	$328	34
8010 Patrick Ave	0.69mi	3/2.5	1,631 (-10%)	19mo	$499,950	$307	34
9601 Chester St	0.69mi	4/2.0 (+1)	1,680 (-7%)	22mo	$208,500	$124	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.8% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-39,287
• Equity at exit: $192,969

10-year hold

• IRR: -1.5%
• Equity multiple: 0.77×
• Total profit: $-28,332
• Equity at exit: $293,654

Cash invested: $123,200 (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 68526

• Home prices YoY: 1.1%
• Rents YoY: -3.0%
• Active inventory: 144
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,302 high
• Mortgage (P&I): −$2,307
• Tax est. 1.5%: −$550 /mo · $6,600/yr
• Insurance: −$183
• HOA: −$50
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-1,272

Break-even live

Break-even rent $3,912

Max offer price $255,906

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8812 Bristlecone Dr Lincoln, NE	2.0	2.5	1770	$2,195	$1.24	43d	1	0.27mi
9746 S 89th St Lincoln, NE	3.0	3.0	2157	$2,550	$1.18	13d	1	0.30mi
7777 Aero Dr Lincoln, NE	4.0	3.0	2404	$2,800	$1.16	43d	1	0.54mi
8850 S 78th St Lincoln, NE	4.0	3.0	2400	$2,900	$1.21	43d	1	0.68mi
7920 Patrick Ave Lincoln, NE	3.0	2.0	1515	$3,150	$2.08	43d	1	0.74mi
9330 S 74th St Lincoln, NE	4.0	3.0	2404	$2,800	$1.16	43d	1	0.76mi
8300 Renatta Dr Lincoln, NE	1.0–3.0	1.0–2.0	979	$2,300	$2.35	13d	18	1.16mi
7210 S 89th St Lincoln, NE	2.0	1.0–2.0	928	$1,815	$1.96	13d	46	1.45mi
9100 Heritage Lakes Dr Lincoln, NE	3.0	1.0–2.0	953	$1,905	$2.00	13d	18	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 16 events

1. 2026-06-18
   days on market $385,000 Active 44 DOM
2. 2026-06-17
   days on market $385,000 Active 43 DOM
3. 2026-06-16
   days on market $385,000 Active 42 DOM
4. 2026-06-15
   days on market $385,000 Active 41 DOM
5. 2026-06-14
   days on market $385,000 Active 39 DOM
6. 2026-06-10
   days on market $385,000 Active 36 DOM
7. 2026-06-09
   days on market $385,000 Active 35 DOM
8. 2026-06-08
   days on market $385,000 Active 34 DOM
9. 2026-06-07
   days on market $385,000 Active 33 DOM
10. 2026-06-05
    days on market $385,000 Active 30 DOM
11. 2026-06-03
    days on market $385,000 Active 29 DOM
12. 2026-06-02
    days on market $385,000 Active 28 DOM
13. 2026-06-01
    days on market $385,000 Active 27 DOM
14. 2026-05-31
    days on market $385,000 Active 26 DOM
15. 2026-05-30
    days on market $385,000 Active 25 DOM
16. 2026-05-05
    listed $385,000 New 612-char remark

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

Taxation est. · year 1

• Rental income: $27,623
• − Mortgage interest: −$24,647
• − Property taxes: −$6,600
• − Insurance: −$2,200
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − HOA: −$600
• − Depreciation: −$12,800
• Taxable loss: −$23,644
• Est. tax savings @ 24.0%: +$5,674
• After-tax cash flow: $-9,592/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): 7,944
• Household income: $113,910
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 209.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Two or more races 4% Asian 4%
• Common ancestry: Slovak 4% Italian 2% Iranian 2%
• Foreign-born: 5% · Canada, Vietnam, South Korea
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Other Indo-European 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: ▲ 2.80%
• Current HPI: 263.2041
• Rent YoY: ▼ -3.02%
• 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

• 2026-05-05 Listed $385,000 GPRMLS