1235 N 7th St · Lincoln, NE 68508

$134,900

3 bd · 1.0 ba · 961 sqft · SingleFamily public records · 12 Days on market

Built 1900 3,485 sqft lot $140/sqft · 14% below area Est $157k · 14% under ↓ 10% since listing

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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 +15.8/30.0
• ARV discount +13.8/15.0
• Appreciation +9.7/10.0
• DSCR +4.9/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

Cute as a button, move in ready and updated! You will love the fabulous location of this nicely renovated Bungalow. Situated within walking distance to Memorial Stadium, easy access to downtown and the Interstate. With new LVP, carpet, kitchen and bath upgrades this wonderful property is ready for new owners. The quaint enclosed front porch is a great space to sit for a coffee break, relax after work, and enjoy being closer to the outdoors during inclement weather. The additional space in the back could be perfect for an office, play area, or a mud room. Take a look at this gem and see for yourself. It could be a great 1st time home, an Airbnb option, perfect for college students, or a ren

Key facts

• New lvp
• 3,485 sq ft lot
• Built 1900

Tags

• EASY ACCESS TO DOWNTOWN
• EASY ACCESS TO THE INTERSTATE
• NEW LVP
• KITCHEN AND BATH UPGRADES
• QUAINT ENCLOSED FRONT PORCH
• ADDITIONAL SPACE IN THE BACK

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Not new / not a model; One-story (main floor living)
• Construction: Vinyl siding; Built in 1900; Slab foundation
• Exterior features: Porch; Enclosed porch; Shed(s) on the lot; Lot approximately 50 x 70 (about 0.08 acres, up to 1/4 acre)

Interior

• Kitchen: Dining area; Range; Refrigerator
• Bedrooms: Primary bedroom on main floor with ceiling fan and luxury vinyl plank flooring; Second bedroom on main floor with ceiling fan and luxury vinyl plank flooring; Third bedroom on main floor with ceiling fan and luxury vinyl plank flooring; Office on main floor with wall-to-wall carpeting
• Flooring: Luxury vinyl plank; Wall-to-wall carpeting
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: No basement; No fireplaces
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $62 ($746/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 $122k (9.3% below list).
• Recommended offer: $122k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Mcphee Elementary School (math 22% / reading 37%, grade F, #427 of 502 statewide, top 87%, 282 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 (+1.7%/yr); 47 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,940 units permitted in Lancaster County in 2024 (895 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($933 loan paydown + $13k appreciation (9.3% local appreciation)).
• Lancaster County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.3% appreciation + 1.7% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,378 (9.3% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.91% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 9.2

CMA / ARV

• ARV (median comp): $156,748
• List price: $134,900
• Delta: -4.50%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
824 Y St	0.13mi	2/1.0 (-1)	936 (-3%)	14mo	$95,000	$101	73
836 Y St	0.14mi	3/1.0	1,040 (+8%)	14mo	$104,000	$100	68
1108 Charleston St	0.31mi	3/2.0	948 (-1%)	15mo	$124,000	$131	67
1041 Charleston St	0.28mi	3/1.5	880 (-8%)	14mo	$132,000	$150	59
224 West St E	0.57mi	3/1.0	840 (-13%)	8mo	$150,000	$179	46

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

Projected returns pro-forma

9.31% appreciation · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.84×
• Total profit: $69,540
• Equity at exit: $114,830

10-year hold

• IRR: 20.9%
• Equity multiple: 6.22×
• Total profit: $197,187
• Equity at exit: $240,838

Cash invested: $37,772 (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 68508

• Home prices YoY: 4.1%
• Rents YoY: 1.7%
• Active inventory: 47
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$707
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $62

Break-even live

Break-even rent $1,145

Max offer price $134,900

Occupancy floor 90%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 N 10th St Lincoln, NE	2.0–3.0	1.0–2.0	1273	$2,290	$1.80	21d	4	0.81mi
139 N 11th St #1003 Lincoln, NE	2.0	2.0	719	$1,450	$2.02	13d	1	0.84mi
2521 N 9th St Lincoln, NE	1.0–2.0	1.0–2.0	700	$999	$1.43	13d	4	0.88mi
2635 N 5th St Unit 2635 Lincoln, NE	3.0	2.0	1060	$1,595	$1.50	43d	1	0.94mi
2636 N 4th St Unit 2636 Lincoln, NE	3.0	2.0	1060	$1,595	$1.50	43d	1	0.95mi
1421 P St Lincoln, NE	2.0	1.0	431	$1,150	$2.67	21d	2	0.96mi
1421 P St Lincoln, NE	1.0–2.0	1.0	508	$1,150	$2.26	13d	1	0.96mi
1320 N St Lincoln, NE	2.0	1.0	886	$1,475	$1.66	43d	1	1.04mi
126 N 16th St Lincoln, NE	1.0–2.0	1.0–2.0	891	$1,630	$1.83	21d	4	1.06mi
2700 N 1st St #2 Lincoln, NE	2.0	1.0	897	$1,095	$1.22	21d	1	1.07mi
535 W Saunders Ave Unit 3 Lincoln, NE	2.0	1.0	889	$945	$1.06	43d	1	1.12mi
2234 Dudley St Lincoln, NE	3.0	1.0	892	$1,350	$1.51	21d	1	1.15mi
2252 W St Unit 4 Lincoln, NE	2.0	1.0	660	$900	$1.36	43d	1	1.20mi
2260 W St Unit 12 Lincoln, NE	2.0	1.0	660	$900	$1.36	13d	1	1.21mi
1205 Adams St Lincoln, NE	2.0	1.0	875	$1,350	$1.54	43d	1	1.21mi
2900 N 1st St Lincoln, NE	2.0–3.0	1.0–2.0	1061	$1,395	$1.31	43d	3	1.23mi
300 S 16th St Apt 301 Lincoln, NE	2.0	2.0	950	$1,350	$1.42	21d	1	1.24mi
2212 R St Unit 10 Lincoln, NE	2.0	1.0	708	$895	$1.26	43d	1	1.28mi
1735 M St Unit 1737 Lincoln, NE	2.0	1.0	1047	$875	$0.84	13d	1	1.30mi
3201 N 12th St Lincoln, NE	3.0	1.0	928	$1,250	$1.35	13d	1	1.30mi
2335 W St Unit 2343-01 Lincoln, NE	2.0	1.0	750	$950	$1.27	13d	1	1.33mi
539 N 24th St Unit 9 Lincoln, NE	2.0	1.0	821	$945	$1.15	13d	1	1.36mi
539 N 24th St Unit 16 Lincoln, NE	2.0	1.0	821	$945	$1.15	43d	1	1.36mi
2417 Vine St #1 Lincoln, NE	2.0	1.0	900	$875	$0.97	21d	1	1.37mi
2417 Vine St #6 Lincoln, NE	2.0	1.0	750	$850	$1.13	43d	1	1.37mi
830 Judson St Lincoln, NE	3.0	1.0	816	$1,700	$2.08	43d	1	1.38mi
2434 W St Lincoln, NE	2.0	1.0	872	$1,350	$1.55	21d	1	1.38mi
1140 N 25th St Lincoln, NE	3.0	1.0	912	$900	$0.99	43d	1	1.40mi
2516 Dudley St Lincoln, NE	3.0	2.0	1028	$1,450	$1.41	21d	1	1.41mi
420 S 18th St Lincoln, NE	1.0–3.0	1.0–2.0	996	$1,499	$1.51	13d	8	1.41mi
2515 W St Lincoln, NE	2.0	1.0	832	$925	$1.11	21d	1	1.43mi
2515 W St Lincoln, NE	2.0	1.0	832	$925	$1.11	43d	1	1.43mi
521 N 25th St Unit 18 Lincoln, NE	2.0	1.0	783	$850	$1.09	43d	1	1.43mi
2504 Vine St Apt 26 Lincoln, NE	2.0	1.0	800	$835	$1.04	21d	1	1.44mi
930 F St Lincoln, NE	2.0	1.0	861	$1,150	$1.34	21d	1	1.46mi
1900 K St Lincoln, NE	2.0	1.0–2.0	775	$1,630	$2.10	43d	1	1.48mi
2430 Q St Apt 8 Lincoln, NE	2.0	1.0	780	$1,095	$1.40	43d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $134,900 Active 12 DOM
2. 2026-06-17
   days on market $134,900 Active 11 DOM
3. 2026-06-16
   days on market $134,900 Active 10 DOM
4. 2026-06-15
   days on market $134,900 Active 9 DOM
5. 2026-06-14
   statusdays on market $134,900 Active 7 DOM
6. 2026-06-10
   days on market $134,900 New 4 DOM
7. 2026-06-09
   days on market $134,900 New 3 DOM
8. 2026-06-08
   days on market $134,900 New 2 DOM
9. 2026-06-07
   pricestatusdays on marketlisting id $134,900 New 1 DOM
10. 2026-06-05
    days on market $149,700 Active 42 DOM
11. 2026-06-03
    days on market $149,700 Active 41 DOM
12. 2026-06-02
    days on market $149,700 Active 40 DOM
13. 2026-06-01
    days on market $149,700 Active 39 DOM
14. 2026-05-31
    days on market $149,700 Active 38 DOM
15. 2026-05-30
    days on market $149,700 Active 37 DOM
16. 2026-04-22
    listed $149,700 New 791-char remark
17. 2026-04-19
    historical
18. 2026-03-03
    price $157,500
19. 2026-01-21
    listed $164,900 New
20. 2024-05-30
    historical
21. 2024-02-09
    listed $180,000 New
22. 2023-09-06
    soldstatus $125,000 Sold
23. 2023-08-06
    status Pending
24. 2023-08-02
    price $129,000
25. 2023-07-20
    price $139,000
26. 2023-07-05
    listed $149,500 New

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $2,334 · $194/mo
• Expected delta: +$642/yr (+$53/mo · 37.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,685
• − Mortgage interest: −$7,556
• − Property taxes: −$1,692
• − Insurance: −$674
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$3,924
• Taxable loss: −$1,512
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $1,108/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): 18,163
• Household income: $31,191
• Rent vs Own: 91.5% rent · 8.5% own
• Severe rent burden: 1882.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Two or more races 7% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 10% · Canada, China, Philippines
• Languages at home: 84% English-only · Spanish 8% Other Asian/Pacific 2% Chinese 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: ▲ 9.31%
• Current HPI: 238.2553
• Rent YoY: ▲ 1.69%
• 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

-9.8% since first listed

13 events — show timeline

• 2026-06-06 Listed $134,900 GPRMLS
• 2026-06-05 Listing Removed — GPRMLS
• 2026-04-22 Listed $149,700 GPRMLS
• 2026-04-19 Listing Removed — GPRMLS
• 2026-03-03 Price Changed $157,500 GPRMLS
• 2026-01-21 Listed $164,900 GPRMLS
• 2024-05-30 Listing Removed — GPRMLS
• 2024-02-09 Listed $180,000 GPRMLS
• 2023-09-06 Sold (MLS) $125,000 GPRMLS
• 2023-08-06 Pending — GPRMLS
• 2023-08-02 Price Changed $129,000 GPRMLS
• 2023-07-20 Price Changed $139,000 GPRMLS
• 2023-07-05 Listed $149,500 GPRMLS

Property tax history

-11.5%/yr

Latest (2025): $1,692 · -16.4% YoY. Source: county tax records.