None · Lincoln, NE 68505

$132,000

2 bd · 1.0 ba · 836 sqft · Condo · 23 Days on market

Built 1985

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Why this score? — see what drove the C- 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy Condo Handy To Gateway, Betheny East Park Meadow Lane And Much More, Enjoy Carefree Living In Quiet Cotner Center. Next To Laundry South Facing Balcony. Agent Related To Sellers.

Key facts

• Built 1985
• Listed 23 days

Property features AI

Exterior

• Home design: Built in 1985
• Construction: Living area approximately 836
• Exterior features: Located in the Bethany subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $132k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (0.2% below list).
• Recommended offer: $130k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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+.
• 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 (+3.8%/yr); 78 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $913 of loan paydown is wiped out by about $4k 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 23 days — a 2% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago 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 $64k; list at $132k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $130,020 (1.5% below list)

Questions for the listing agent

1. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.81% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-12,104
• Equity at exit: $19,682

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $4,593
• Equity at exit: $11,413

Cash invested: $36,960 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$692
• Tax est. 1.5%: −$165 /mo · $1,980/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $128

Break-even live

Break-even rent $1,155

Max offer price $132,000

Occupancy floor 85%

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1741 Ridgehaven Ct Unit CT-5 Lincoln, NE	1.0	1.0	654	$950	$1.45	21d	1	0.40mi
8229 Northwoods Dr Lincoln, NE	1.0–2.0	1.0–2.0	935	$1,649	$1.76	3d	5	0.41mi
1740 Northwoods Dr Lincoln, NE	2.0	1.0–2.0	765	$1,689	$2.21	1d	17	0.55mi
267 W Rio Rd Lincoln, NE	3.0	1.0	1008	$1,710	$1.70	43d	1	0.79mi
8600 Lexington Ave Lincoln, NE	1.0	1.0	707	$1,019	$1.44	43d	2	0.84mi
6501 Vine St Unit 073* Lincoln, NE	2.0	1.5	830	$975	$1.17	21d	1	0.91mi
6501 Vine St Unit 068* Lincoln, NE	1.0	1.0	567	$845	$1.49	21d	1	0.91mi
6511 Vine St Unit 149* Lincoln, NE	2.0	1.5	897	$1,050	$1.17	21d	1	0.93mi
1401 Cedar Cove Rd Lincoln, NE	2.0	1.0–2.0	880	$1,925	$2.19	1d	40	0.96mi
120 College Park Cir Lincoln, NE	2.0	1.0–2.0	628	$1,129	$1.80	13d	19	0.97mi
8600 Leighton Ave Lincoln, NE	1.0–3.0	1.0–2.0	1144	$1,150	$1.01	1d	1	0.98mi
825 N Cotner Blvd Lincoln, NE	2.0	1.0	900	$1,335	$1.48	21d	2	1.03mi
2332 N Cotner Blvd Unit 10 Lincoln, NE	1.0	1.0	700	$720	$1.03	21d	1	1.05mi
2701 N 70th St Lincoln, NE	1.0–2.0	1.0–1.5	886	$960	$1.08	13d	1	1.18mi
111 S 90th St Lincoln, NE	3.0	1.0–2.0	976	$1,786	$1.83	13d	22	1.18mi
1025 N 63rd St Lincoln, NE	1.0–3.0	1.0–2.0	1157	$1,278	$1.10	13d	7	1.22mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $132,000 Active 23 DOM
2. 2026-06-17
   days on market $132,000 Active 22 DOM
3. 2026-06-16
   days on market $132,000 Active 21 DOM
4. 2026-06-15
   days on market $132,000 Active 20 DOM
5. 2026-06-14
   days on market $132,000 Active 18 DOM
6. 2026-06-10
   days on market $132,000 Active 15 DOM
7. 2026-06-09
   days on market $132,000 Active 14 DOM
8. 2026-06-08
   days on market $132,000 Active 13 DOM
9. 2026-06-07
   days on market $132,000 Active 12 DOM
10. 2026-06-05
    days on market $132,000 Active 9 DOM
11. 2026-06-03
    days on market $132,000 Active 8 DOM
12. 2026-06-02
    days on market $132,000 Active 7 DOM
13. 2026-05-31
    days on market $132,000 Active 5 DOM
14. 2026-05-30
    days on market $132,000 Active 4 DOM
15. 2026-05-26
    listed $132,000 Active
16. 2000-02-07
    soldstatus $64,000 183-char remark

    Show marketing remark (183 chars)

    Cozy Condo Handy To Gateway, Betheny East Park Meadow Lane And Much More, Enjoy Carefree Living In Quiet Cotner Center. Next To Laundry South Facing Balcony. Agent Related To Sellers.

17. 1999-12-02
    historical 183-char remark

    Show marketing remark (183 chars)

    Cozy Condo Handy To Gateway, Betheny East Park Meadow Lane And Much More, Enjoy Carefree Living In Quiet Cotner Center. Next To Laundry South Facing Balcony. Agent Related To Sellers.

18. 1999-10-23
    listed $68,000 183-char remark

    Show marketing remark (183 chars)

    Cozy Condo Handy To Gateway, Betheny East Park Meadow Lane And Much More, Enjoy Carefree Living In Quiet Cotner Center. Next To Laundry South Facing Balcony. Agent Related To Sellers.

ⓘ 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 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: $15,808
• − Mortgage interest: −$7,394
• − Property taxes: −$1,980
• − Insurance: −$660
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,840
• Taxable loss: −$595
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $1,685/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): 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

+94.1% since first listed

4 events — show timeline

• 2026-05-26 Listed $132,000 FSBO.com
• 2000-02-07 Sold (MLS) $64,000 GPRMLS
• 1999-12-02 Listing Removed — GPRMLS
• 1999-10-23 Listed $68,000 GPRMLS