801 Peach St · Lincoln, NE 68502

$105,000

3 bd · 2.0 ba · 1,432 sqft · Other public records · 1 Days on market

Built 1908 3,503 sqft lot

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Peach Street duplex on the market! Brings in decent rents and has great upside potential. Little TLC needed but seller is motivated to get it sold! As is sale. Long term tenants bringing in $1447 per month. Main floor unit is 2 bedroom and 1 bathroom. Upstairs unit is a studio with a full bathroom. Come see this duplex opportunity in South Lincoln!

Key facts

• 3,503 sq ft lot
• Built 1908

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Duplex residential property; One-and-one-half story; Built in 1908; Living area approximately 1,432 square feet
• Construction: Block foundation
• Exterior features: Front porch; Chain link and full yard fencing; Lot approximately 50 x 70 (about 0.08 acre)

Interior

• Bedrooms: Primary bedroom on the main floor; Second bedroom on the main floor; Third bedroom on the second floor
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Natural gas forced air heating; Window air conditioning units
• Interior features: Daylight basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 10.2% 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: Saratoga Elementary School (math 27% / reading 37%, grade F, #405 of 502 statewide, top 84%, 240 students, 70% FRL); Irving Middle School (math 50% / reading 55%, grade C+, #42 of 128 statewide, top 32%, 890 students, 46% FRL); Lincoln High School (math 38% / reading 41%, grade F, #184 of 261 statewide, top 76%, 2,196 students, 59% FRL) — zoned schools average 58% FRL vs 37% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 137 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $726 of loan paydown is wiped out by about $3k 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 + 2.4% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1908 — 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: 1.27% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,680
• Equity at exit: $15,656

10-year hold

• IRR: 12.2%
• Equity multiple: 1.94×
• Total profit: $27,604
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$551
• Tax from tax record: −$125 /mo · $1,506/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $338

Break-even live

Break-even rent $911

Max offer price $105,000

Occupancy floor 70%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1708 S 6th St Unit 2 Lincoln, NE	4.0	2.0	1444	$1,800	$1.25	13d	1	0.19mi
835 A St Lincoln, NE	2.0	2.0	1000	$1,200	$1.20	43d	1	0.35mi
1446 S 11th St Unit 2 Lincoln, NE	2.0	2.0	1100	$1,600	$1.45	43d	1	0.39mi
1618 S 14th St Apt 2 Lincoln, NE	2.0	1.0	900	$1,200	$1.33	21d	1	0.50mi
1618 S 14th St Apt 3 Lincoln, NE	3.0	1.0	1100	$1,350	$1.23	21d	1	0.50mi
1101 D St Unit A5 Lincoln, NE	2.0	1.5	947	$825	$0.87	21d	1	0.62mi
1422 A St Unit 6 Lincoln, NE	2.0	1.0	933	$895	$0.96	21d	1	0.62mi
920 E St Lincoln, NE	4.0	2.0	1872	$1,750	$0.93	21d	1	0.69mi
1341 D St Unit 1 Lincoln, NE	3.0	1.0	1300	$1,100	$0.85	43d	1	0.71mi
1020 S 13th St Unit 421 Lincoln, NE	2.0	1.0	935	$1,275	$1.36	21d	1	0.75mi
1020 S 13th St Unit 418 Lincoln, NE	2.0	1.0	895	$1,225	$1.37	21d	1	0.75mi
1736 Euclid Ave Lincoln, NE	2.0	1.0	1120	$850	$0.76	21d	1	0.75mi
2068 S 18th St Unit 1 Lincoln, NE	3.0	1.0	1048	$1,295	$1.24	43d	1	0.79mi
2428 S 18th St Lincoln, NE	2.0	1.0	1782	$1,295	$0.73	21d	1	0.85mi
1730 B St Apt 2 Lincoln, NE	2.0	1.0	911	$950	$1.04	43d	1	0.86mi
1929 Sumner St Lincoln, NE	2.0	2.0	1236	$1,575	$1.27	21d	1	0.90mi
1560 S 20th St Lincoln, NE	2.0	1.0	900	$999	$1.11	21d	1	0.99mi
705 Folsom Ln Lincoln, NE	1.0–3.0	1.0–2.5	1173	$2,105	$1.79	13d	16	1.17mi
701 W C St Lincoln, NE	2.0	1.0	1554	$1,650	$1.06	21d	1	1.17mi
1905 G St Unit 1 Lincoln, NE	2.0	2.0	935	$960	$1.03	43d	1	1.18mi
2224 A St #1 Lincoln, NE	2.0	1.0	1150	$1,099	$0.96	43d	1	1.18mi
1550 S 23rd St Lincoln, NE	3.0	1.0	1560	$1,495	$0.96	13d	1	1.18mi
2209 D St Lincoln, NE	1.0–2.0	1.0	760	$914	$1.20	13d	3	1.24mi
2335 B St Unit 5 Lincoln, NE	2.0	1.0	920	$875	$0.95	21d	1	1.26mi
760 W C St Lincoln, NE	1.0–3.0	1.0–2.0	1018	$1,419	$1.39	13d	8	1.27mi
300 S 16th St Apt 301 Lincoln, NE	2.0	2.0	950	$1,350	$1.42	21d	1	1.34mi
420 S 18th St Lincoln, NE	1.0–3.0	1.0–2.0	996	$1,499	$1.51	13d	8	1.35mi
1320 N St Lincoln, NE	2.0	1.0	886	$1,475	$1.66	43d	1	1.35mi
1900 K St Lincoln, NE	2.0	1.0–2.0	775	$1,630	$2.10	43d	1	1.36mi
2616 South St Lincoln, NE	4.0	1.0	1734	$1,995	$1.15	43d	1	1.37mi
1735 M St Unit 1737 Lincoln, NE	2.0	1.0	1047	$875	$0.84	13d	1	1.40mi
129 N 10th St Lincoln, NE	2.0–3.0	1.0–2.0	1273	$2,290	$1.80	21d	4	1.42mi
2457 S 27th St Unit B Lincoln, NE	2.0	1.0	950	$1,450	$1.53	43d	1	1.48mi

Listing history 4 events

1. 2026-05-08
   status Pending 350-char remark
2. 2026-05-07
   listed $105,000 New 350-char remark
3. 2026-04-23
   soldstatus $82,489
4. 2019-12-20
   soldstatus $45,000

ⓘ 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: $1,506 · $125/mo
• Projected year-2 tax: $1,816 · $151/mo
• Expected delta: +$311/yr (+$26/mo · 20.6%)

ⓘ 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: $16,064
• − Mortgage interest: −$5,882
• − Property taxes: −$1,506
• − Insurance: −$525
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$3,055
• Taxable income: $2,527
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,446/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

+177.8% since first listed

5 events — show timeline

• 2026-05-29 Sold (MLS) $125,000 GPRMLS
• 2026-05-08 Pending — GPRMLS
• 2026-05-07 Listed $105,000 GPRMLS
• 2026-04-23 Sold (Public Records) $82,489 Public Records
• 2019-12-20 Sold (Public Records) $45,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,506 · -7.8% YoY. Source: county tax records.