4412-4418 NW 49th St · Lincoln, NE 68524

$329,000

4 bd · 2.0 ba · 3,190 sqft · MultiFamily public records · 10 Days on market

Built 1957 0.38 ac lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• 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: 4 units. confirmed

Listing remarks

Opportunity awaits with this side-by-side duplex located in Lincoln's established Arnold Heights neighborhood. Whether you're looking to expand your investment portfolio or occupy one side while collecting rental income, this property offers flexibility and strong upside. Each unit features 2 bedrooms on the main level, a non-conforming bedroom in the basement, 1 full bathroom, and private laundry hookups. The vacant 4418 unit is move-in ready with fresh interior paint, beautifully refinished original hardwood floors, and an attached 1.5-stall garage. The 4412 unit is leased through October 2026, providing immediate rental income, and includes a covered carport. Recent exterior improvements

Key facts

• Move-in ready
• Side-by-side duplex
• Covered carport

Tags

• SIDE-BY-SIDE DUPLEX
• PRIVATE LAUNDRY HOOKUPS
• MOVE-IN READY
• ATTACHED 1.5-STALL GARAGE
• COVERED CARPORT
• NEW CONCRETE WORK

Property features AI

Exterior

• Parking: Carport (1 covered space); Total parking for 1 vehicle; Detached 1-car garage space listed
• Utilities: Public water; Public sewer
• Home design: Duplex residential property; Property attached; Built in 1957; Above-grade finished area and main living on one level with finished space below
• Construction: Block foundation
• Exterior features: Shed(s); Irregular lot; Lot roughly 0.38 acre (over 1/4 up to 1/2 acre)

Interior

• Bedrooms: Master bedroom on main floor; Additional bedrooms on main floor
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $329k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $511/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $329k).
• Cap rate 13.7% 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: Arnold Elementary School (math 33% / reading 45%, grade F, #371 of 502 statewide, top 74%, 739 students, 66% FRL); Lux Middle School (math 69% / reading 66%, grade A-, #6 of 128 statewide, top 5%, 791 students, 22% FRL); Northwest High School (499 students, 52% FRL).
• Market conditions: 29 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $10k 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 + 3.0% rent growth), your $92k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $78k; list at $329k implies a 322% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $329,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.60% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.62%
• DSCR: 2.18
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.5%
• Equity multiple: 1.83×
• Total profit: $76,840
• Equity at exit: $49,055

10-year hold

• IRR: 28.7%
• Equity multiple: 3.55×
• Total profit: $234,449
• Equity at exit: $28,446

Cash invested: $92,120 (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 68524

• Home prices YoY: -26.2%
• Active inventory: 29
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $5,262 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$251 /mo · $3,009/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,105
• Net cashflow: $2,044

Break-even live

Break-even rent $2,675

Max offer price $329,000

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,260
Total (4 units)			$5,262

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $329,000 Active 10 DOM
2. 2026-06-17
   days on market $329,000 Active 9 DOM
3. 2026-06-16
   days on market $329,000 Active 8 DOM
4. 2026-06-15
   days on market $329,000 Active 7 DOM
5. 2026-06-14
   statusdays on market $329,000 Active 5 DOM
6. 2026-06-10
   days on market $329,000 New 2 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $329,000 New 1 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: $3,009 · $251/mo
• Projected year-2 tax: $5,692 · $474/mo
• Expected delta: +$2,682/yr (+$224/mo · 89.1%)

ⓘ 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 3/10 Moderate
• 🌡 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: $63,144
• − Mortgage interest: −$18,429
• − Property taxes: −$3,009
• − Insurance: −$1,645
• − Repairs & maintenance: −$5,052
• − Management: −$5,052
• − Depreciation: −$9,571
• Taxable income: $20,387
• Est. tax owed @ 24.0%: −$4,893
• After-tax cash flow: $19,633/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
• City population: 291,509
• Population (ZIP): 6,049

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 21% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Subsaharan African 8% Romanian 2% Italian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 11% Russian/Polish/Slavic 9% Arabic 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: ▼ -87.68%
• Current HPI: 247.2683
• Rent YoY: —
• Metro: —
• 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

+321.8% since first listed

2 events — show timeline

• 2026-06-08 Listed $329,000 GPRMLS
• 2017-11-27 Sold (Public Records) $78,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,009 · +4.2% YoY. Source: county tax records.