1919 Washington St · Lincoln, NE 68502

$165,000

3 bd · 3.0 ba · 1,988 sqft · Other public records · 86 Days on market

Built 1900 7,105 sqft lot $83/sqft · 36% below area Est $258k · 36% under

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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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Schools +4.4/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Up and down duplex in the Near South with two very cool 1BR,1BA apartments. Currently bringing in $1,445 per month in income. This property got a brand new roof in October 2025! Vinyl siding and some fresh flooring and painting in the units and on site laundry. Close to grocery, pharmacy, shopping and everything that downtown has to offer. Make and appointment to see this nice duplex soon!

Key facts

• On site laundry
• Brand new roof
• Vinyl siding

Tags

• BRAND NEW ROOF
• VINYL SIDING
• ON SITE LAUNDRY
• CLOSE TO GROCERY
• CLOSE TO PHARMACY
• CLOSE TO SHOPPING

🏷️ Possibly a rental listed for sale. The $165,000 price doesn't fit this home's estimated sale value (~$257,821) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $81 ($971/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 $151k (8.4% below list).
• Recommended offer: $151k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 (+2.4%/yr); 137 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 86 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $151,164 (8.4% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.92% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (median comp): $257,821
• List price: $165,000
• Delta: -36.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.38% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-22,514
• Equity at exit: $24,602

10-year hold

• IRR: -5.7%
• Equity multiple: 0.64×
• Total profit: $-16,742
• Equity at exit: $14,266

Cash invested: $46,200 (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 68502

• Rents YoY: 2.4%
• Active inventory: 137
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$865
• Tax from tax record: −$179 /mo · $2,151/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $81

Break-even live

Break-even rent $1,409

Max offer price $165,000

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1929 Sumner St Lincoln, NE	2.0	2.0	1236	$1,575	$1.27	21d	1	0.17mi
1550 S 23rd St Lincoln, NE	3.0	1.0	1560	$1,495	$0.96	13d	1	0.28mi
1710 Harwood St Lincoln, NE	4.0	2.0	2200	$1,800	$0.82	43d	1	0.37mi
1341 D St Unit 1 Lincoln, NE	3.0	1.0	1300	$1,100	$0.85	43d	1	0.54mi
2616 South St Lincoln, NE	4.0	1.0	1734	$1,995	$1.15	43d	1	0.63mi
2428 S 18th St Lincoln, NE	2.0	1.0	1782	$1,295	$0.73	21d	1	0.66mi
420 S 18th St Lincoln, NE	1.0–3.0	1.0–2.0	996	$1,499	$1.51	13d	8	0.81mi
920 E St Lincoln, NE	4.0	2.0	1872	$1,750	$0.93	21d	1	0.88mi
1708 S 6th St Unit 2 Lincoln, NE	4.0	2.0	1444	$1,800	$1.25	13d	1	1.05mi
2039 Q St Unit 103 Lincoln, NE	3.0	3.0	1450	$1,695	$1.17	43d	1	1.21mi
2039 Q St Unit 102 Lincoln, NE	3.0	3.0	1450	$1,595	$1.10	43d	1	1.21mi
2608 Q St Unit 2 Lincoln, NE	4.0	2.0	1575	$1,550	$0.98	43d	1	1.34mi
129 N 10th St Lincoln, NE	2.0–3.0	1.0–2.0	1273	$2,290	$1.80	21d	4	1.37mi

Listing history 22 events

1. 2026-06-18
   days on market $165,000 Active 86 DOM
2. 2026-06-17
   days on market $165,000 Active 85 DOM
3. 2026-06-16
   days on market $165,000 Active 84 DOM
4. 2026-06-15
   days on market $165,000 Active 83 DOM
5. 2026-06-14
   days on market $165,000 Active 81 DOM
6. 2026-06-10
   days on market $165,000 Active 78 DOM
7. 2026-06-09
   days on market $165,000 Active 77 DOM
8. 2026-06-08
   days on market $165,000 Active 76 DOM
9. 2026-06-07
   days on market $165,000 Active 75 DOM
10. 2026-06-05
    days on market $165,000 Active 72 DOM
11. 2026-06-03
    days on market $165,000 Active 71 DOM
12. 2026-06-02
    days on market $165,000 Active 70 DOM
13. 2026-05-31
    days on market $165,000 Active 68 DOM
14. 2026-05-30
    days on market $165,000 Active 67 DOM
15. 2026-04-28
    price $165,000 392-char remark

    Show marketing remark (392 chars)

    Up and down duplex in the Near South with two very cool 1BR,1BA apartments. Currently bringing in $1,445 per month in income. This property got a brand new roof in October 2025! Vinyl siding and some fresh flooring and painting in the units and on site laundry. Close to grocery, pharmacy, shopping and everything that downtown has to offer. Make and appointment to see this nice duplex soon!

16. 2026-03-24
    listed $170,000 New 392-char remark

    Show marketing remark (392 chars)

    Up and down duplex in the Near South with two very cool 1BR,1BA apartments. Currently bringing in $1,445 per month in income. This property got a brand new roof in October 2025! Vinyl siding and some fresh flooring and painting in the units and on site laundry. Close to grocery, pharmacy, shopping and everything that downtown has to offer. Make and appointment to see this nice duplex soon!

17. 2012-12-24
    historical
18. 2012-09-14
    listed $65,500
19. 2012-09-14
    historical
20. 2012-05-21
    listed $79,500
21. 2012-04-28
    historical
22. 2012-01-30
    listed $82,500

ⓘ 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: $2,151 · $179/mo
• Projected year-2 tax: $2,854 · $238/mo
• Expected delta: +$704/yr (+$59/mo · 32.7%)

ⓘ 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 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: $18,140
• − Mortgage interest: −$9,243
• − Property taxes: −$2,151
• − Insurance: −$825
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$4,800
• Taxable loss: −$1,781
• Est. tax savings @ 24.0%: +$427
• After-tax cash flow: $1,399/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): 25,846
• Household income: $68,523
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1252.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 11% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 86% English-only · Spanish 9% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -252.87%
• Current HPI: 240.304
• Rent YoY: ▲ 2.38%
• 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

+100.0% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $165,000 GPRMLS
• 2026-03-24 Listed $170,000 GPRMLS
• 2012-12-24 Listing Removed — GPRMLS
• 2012-09-14 Listing Removed — GPRMLS
• 2012-09-14 Listed $65,500 GPRMLS
• 2012-05-21 Listed $79,500 GPRMLS
• 2012-04-28 Listing Removed — GPRMLS
• 2012-01-30 Listed $82,500 GPRMLS

Property tax history

+3.3%/yr

Latest (2025): $2,151 · -7.9% YoY. Source: county tax records.