Nantucket Plan · Lincoln, NE 68521

$315,500

4 bd · 3.0 ba · 1,924 sqft · SingleFamily · 390 Days on market

$15/mo HOA · 1% 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
• Schools +4.4/10.0
• Livability +4.2/5.0
• Cash flow +3.9/30.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is not built and is a sample of an available plan in this neighborhood. Lot not included in price. The Nantucket floorplan is a popular two-story plan. This open-concept home features an L-shaped kitchen with longer island, pantry closet with additional pantry cabinet, powder bathroom, and mudroom with lots of storage. Upstairs you'll find all four bedrooms and the laundry room. The standard two-stall garage includes a back tandem area with an extra storage. We also offer a spacious four-stall garage version of this plan, just ask us for the details!

Key facts

• Powder bathroom
• Storage
• L-shaped kitchen

Tags

• L-SHAPED KITCHEN
• PANTRY CLOSET
• POWDER BATHROOM
• MUDROOM
• STORAGE
• LAUNDRY ROOM

🏗️ New construction. The $315,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $428,975.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $316k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (29.7% below list).
• Recommended offer: $222k (29.7% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 366 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).
• This rent runs 39% 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 $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

• It's been on market 390 days — a 12% lower offer ($278k) is reasonable based on typical stale-listing flexibility.

Recommended offer $221,740 (29.7% 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 390 days. Have you received any prior offers? Is the seller open to a 30% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.86%
• Cash-on-cash: -12.27%
• DSCR: 0.45
• GRM: 16.1

CMA / ARV

• ARV (median comp): $428,975
• List price: $315,500
• Delta: -26.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7344 N 10th St	0.20mi	4/3.0	1,881 (-2%)	16mo	$364,555	$194	74
6944 Whitewater Ln	0.38mi	3/2.0 (-1)	1,897 (-1%)	1mo	$318,000	$168	70
1014 Middleton Ave	0.04mi	3/2.0 (-1)	1,817 (-6%)	13mo	$515,000	$283	69
1120 Pennsylvania Ave	0.48mi	4/3.0	1,954 (+2%)	12mo	$357,575	$183	65
941 Garden Valley Rd	0.28mi	3/2.5 (-1)	1,728 (-10%)	7mo	$296,000	$171	57
6811 N 16th St	0.47mi	4/3.0	2,060 (+7%)	12mo	$327,000	$159	56
1631 Blanca Dr	0.68mi	3/2.5 (-1)	1,919 (-0%)	7mo	$330,000	$172	55
943 Barker Ln	0.35mi	3/3.0 (-1)	2,108 (+10%)	11mo	$366,000	$174	54
7101 Whitewater Ln	0.34mi	4/3.0	1,690 (-12%)	12mo	$307,500	$182	54
1933 Redstone Rd	0.68mi	4/3.0	2,183 (+14%)	4mo	$365,000	$167	42
1718 Blackhawk Dr	0.58mi	4/3.0	2,175 (+13%)	11mo	$369,900	$170	42
7421 N 17th Ct	0.58mi	4/2.5	2,140 (+11%)	15mo	$287,500	$134	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: -37.9%
• Equity multiple: -0.21×
• Total profit: $-145,325
• Equity at exit: $63,962

10-year hold

• IRR: -48.9%
• Equity multiple: -0.81×
• Total profit: $-217,241
• Equity at exit: $37,090

Cash invested: $120,113 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,217 high
• Mortgage (P&I): −$2,250
• Tax est. 1.5%: −$536 /mo · $6,435/yr
• Insurance: −$179
• HOA: −$15
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-1,228

Break-even live

Break-even rent $3,772

Max offer price $251,310

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: $107,244
• Closing costs: $12,869
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7223 Silverthorn Dr Unit 7229 Lincoln, NE	4.0	4.0	1900	$1,995	$1.05	14d	1	0.40mi
7200 Dorchester Ct Unit 7200 Lincoln, NE	4.0	4.5	2300	$2,400	$1.04	14d	1	0.71mi
7261 Dorchester Ct Unit 7261 Lincoln, NE	4.0	4.5	2300	$2,400	$1.04	14d	1	0.74mi
7030 Serpentine Dr Lincoln, NE	3.0	2.5	1916	$2,295	$1.20	44d	1	0.80mi
6157 NW 2nd Cir Lincoln, NE	3.0	1.0–2.0	905	$1,728	$1.91	14d	30	1.17mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 15 events

1. 2026-06-18
   days on market $315,500 Active 390 DOM
2. 2026-06-17
   days on market $315,500 Active 389 DOM
3. 2026-06-16
   days on market $315,500 Active 388 DOM
4. 2026-06-15
   days on market $315,500 Active 387 DOM
5. 2026-06-14
   days on market $315,500 Active 385 DOM
6. 2026-06-10
   days on market $315,500 Active 382 DOM
7. 2026-06-09
   days on market $315,500 Active 381 DOM
8. 2026-06-08
   days on market $315,500 Active 380 DOM
9. 2026-06-07
   days on market $315,500 Active 379 DOM
10. 2026-06-05
    days on market $315,500 Active 376 DOM
11. 2026-06-03
    days on market $315,500 Active 375 DOM
12. 2026-06-02
    days on market $315,500 Active 374 DOM
13. 2026-05-31
    days on market $315,500 Active 372 DOM
14. 2026-05-30
    days on market $315,500 Active 371 DOM
15. 2025-05-24
    listed $315,500 Active 566-char remark

    Show marketing remark (566 chars)

    This home is not built and is a sample of an available plan in this neighborhood. Lot not included in price. The Nantucket floorplan is a popular two-story plan. This open-concept home features an L-shaped kitchen with longer island, pantry closet with additional pantry cabinet, powder bathroom, and mudroom with lots of storage. Upstairs you'll find all four bedrooms and the laundry room. The standard two-stall garage includes a back tandem area with an extra storage. We also offer a spacious four-stall garage version of this plan, just ask us for the details!

ⓘ 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: $26,609
• − Mortgage interest: −$24,029
• − Property taxes: −$6,435
• − Insurance: −$2,145
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − HOA: −$180
• − Depreciation: −$12,479
• Taxable loss: −$22,917
• Est. tax savings @ 24.0%: +$5,500
• After-tax cash flow: $-9,234/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

• 2025-05-24 Listed $315,500 Zillow