1021 Gordon Dr · Lincoln, NE 68522

$46,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 22 Days on market

Built 1994 Good condition 1,056 sqft lot $44/sqft · at area comps Est $48k · at est. $771/mo HOA · 51% of rent

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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 +24.9/30.0
• 1% rule +10.0/10.0
• ARV discount +8.9/15.0
• DSCR +8.1/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into refined comfort with this beautifully maintained 3-bedroom 2-bath mobile home, thoughtfully designed to offer both style and functionality. The home features a spacious, open layout complemented by newly replaced oversized deck- perfect for outdoor entertaining or peaceful relaxation. The kitchen is enhanced with sleek stainless steel appliances, blending modern elegance with everyday convenience, while a brand new washer and dryer add effortless move-in-ready appeal. Every detail contributes to a warm yet sophisticated atmosphere, creating a truly inviting place to call home. Call today to schedule your private tour!

Key facts

• Oversized deck
• New washer and dryer
• 1,056 sq ft lot

Tags

• OVERSIZED DECK
• STAINLESS STEEL APPLIANCES
• NEW WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $46k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $46k).
• Recommended offer: $45k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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); 91 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $318 of loan paydown is wiped out by about $1k 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 22 days — a 2% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 4 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: HOA is 51% of rent.

Recommended offer $45,310 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.27% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 2.5

CMA / ARV

• ARV (median comp): $47,500
• List price: $46,000
• Delta: -3.16%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 Gordon Dr	0.00mi	3/2.0	1,056 (0%)	1mo	$46,000	$44	99
1015 Gordon Dr	0.01mi	3/2.0	1,088 (+3%)	20mo	$60,000	$55	78
1407 W Commodore Blvd #194	0.18mi	3/2.0	1,088 (+3%)	11mo	$60,000	$55	77
1407 W Commodore Blvd	0.18mi	3/2.0	1,152 (+9%)	1mo	$49,000	$43	76
1925 Last Rd #219	0.05mi	3/2.0	1,008 (-4%)	23mo	$60,000	$60	71
1206 W Plum St	0.12mi	3/2.0	1,152 (+9%)	20mo	$60,000	$52	63
1021 W Peach St	0.13mi	2/2.0 (-1)	924 (-12%)	16mo	$44,000	$48	55

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 · 2.38% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-1,572
• Equity at exit: $6,859

10-year hold

• IRR: 5.5%
• Equity multiple: 1.39×
• Total profit: $5,005
• Equity at exit: $3,977

Cash invested: $12,880 (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 68522

• Home prices YoY: -31.6%
• Rents YoY: 2.4%
• Active inventory: 91
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$58 /mo · $690/yr
• Insurance: −$19
• HOA: −$771
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $99

Break-even live

Break-even rent $1,378

Max offer price $46,000

Occupancy floor 88%

Sensitivity live

Price	-10% $131	-5% $115	+0% $99	+5% $83	+10% $67
Rent	-10% $-20	-5% $40	+0% $99	+5% $159	+10% $218
Rate	-1.0pp $122	-0.5pp $111	base $99	+0.5pp $87	+1.0pp $75

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: $11,500
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 SW 12th St Unit 128 Lincoln, NE	2.0	1.0	728	$1,429	$1.96	45d	1	0.13mi
1309 W Plum St #73 Lincoln, NE	3.0	2.0	1088	$1,679	$1.54	45d	1	0.14mi
705 Folsom Ln Lincoln, NE	1.0–3.0	1.0–2.5	1173	$2,105	$1.79	15d	16	0.38mi
1101 W C St Lincoln, NE	1.0–3.0	1.0	1045	$1,385	$1.33	15d	9	0.60mi
1500 S Folsom St Unit 8 Lincoln, NE	2.0	1.0	766	$950	$1.24	22d	1	0.64mi
1500 S Folsom St Unit 6 Lincoln, NE	2.0	1.0	766	$975	$1.27	22d	1	0.64mi
1500 S Folsom St Unit 4 Lincoln, NE	2.0	1.0	766	$975	$1.27	45d	1	0.64mi
760 W C St Lincoln, NE	1.0–3.0	1.0–2.0	1018	$1,419	$1.39	15d	8	0.72mi
2960 S Coddington Ave Lincoln, NE	1.0–2.0	1.0	798	$1,419	$1.78	15d	10	0.77mi
1170 SW 27th St Lincoln, NE	2.0–3.0	2.0	1022	$1,349	$1.32	15d	12	1.21mi
1708 S 6th St Unit 2 Lincoln, NE	4.0	2.0	1444	$1,800	$1.25	15d	1	1.40mi

HOA detail

• Monthly dues: $771 · $9,252/yr

Listing history 10 events

1. 2026-05-10
   status Active 635-char remark

   Show marketing remark (635 chars)

   Step into refined comfort with this beautifully maintained 3-bedroom 2-bath mobile home, thoughtfully designed to offer both style and functionality. The home features a spacious, open layout complemented by newly replaced oversized deck- perfect for outdoor entertaining or peaceful relaxation. The kitchen is enhanced with sleek stainless steel appliances, blending modern elegance with everyday convenience, while a brand new washer and dryer add effortless move-in-ready appeal. Every detail contributes to a warm yet sophisticated atmosphere, creating a truly inviting place to call home. Call today to schedule your private tour!

2. 2026-04-20
   historical 635-char remark

   Show marketing remark (635 chars)

   Step into refined comfort with this beautifully maintained 3-bedroom 2-bath mobile home, thoughtfully designed to offer both style and functionality. The home features a spacious, open layout complemented by newly replaced oversized deck- perfect for outdoor entertaining or peaceful relaxation. The kitchen is enhanced with sleek stainless steel appliances, blending modern elegance with everyday convenience, while a brand new washer and dryer add effortless move-in-ready appeal. Every detail contributes to a warm yet sophisticated atmosphere, creating a truly inviting place to call home. Call today to schedule your private tour!

3. 2026-04-13
   status Pending 635-char remark

   Show marketing remark (635 chars)

   Step into refined comfort with this beautifully maintained 3-bedroom 2-bath mobile home, thoughtfully designed to offer both style and functionality. The home features a spacious, open layout complemented by newly replaced oversized deck- perfect for outdoor entertaining or peaceful relaxation. The kitchen is enhanced with sleek stainless steel appliances, blending modern elegance with everyday convenience, while a brand new washer and dryer add effortless move-in-ready appeal. Every detail contributes to a warm yet sophisticated atmosphere, creating a truly inviting place to call home. Call today to schedule your private tour!

4. 2026-03-25
   listed $46,000 New 635-char remark

   Show marketing remark (635 chars)

   Step into refined comfort with this beautifully maintained 3-bedroom 2-bath mobile home, thoughtfully designed to offer both style and functionality. The home features a spacious, open layout complemented by newly replaced oversized deck- perfect for outdoor entertaining or peaceful relaxation. The kitchen is enhanced with sleek stainless steel appliances, blending modern elegance with everyday convenience, while a brand new washer and dryer add effortless move-in-ready appeal. Every detail contributes to a warm yet sophisticated atmosphere, creating a truly inviting place to call home. Call today to schedule your private tour!

5. 2024-05-17
   soldstatus $43,000 Sold 560-char remark

   Show marketing remark (560 chars)

   This mobile home is a spacious and comfortable living space with 3 bedrooms and 2 bathrooms. It features a newly replaced large deck which provides ample space for outdoor relaxation and entertainment. The home is equipped with stainless steel appliances, adding a touch of modern elegance to the kitchen. Overall this mobile home offers a nice and inviting atmosphere for a comfortable living experience. Lot rent is $694 a month and water, trash, sewer is billed in addition to lot rent by Harbour West. Buyer must apply through Harbour West and be approved.

6. 2024-05-03
   status Pending 560-char remark

   Show marketing remark (560 chars)

   This mobile home is a spacious and comfortable living space with 3 bedrooms and 2 bathrooms. It features a newly replaced large deck which provides ample space for outdoor relaxation and entertainment. The home is equipped with stainless steel appliances, adding a touch of modern elegance to the kitchen. Overall this mobile home offers a nice and inviting atmosphere for a comfortable living experience. Lot rent is $694 a month and water, trash, sewer is billed in addition to lot rent by Harbour West. Buyer must apply through Harbour West and be approved.

7. 2024-03-19
   listed $52,000 New 560-char remark

   Show marketing remark (560 chars)

   This mobile home is a spacious and comfortable living space with 3 bedrooms and 2 bathrooms. It features a newly replaced large deck which provides ample space for outdoor relaxation and entertainment. The home is equipped with stainless steel appliances, adding a touch of modern elegance to the kitchen. Overall this mobile home offers a nice and inviting atmosphere for a comfortable living experience. Lot rent is $694 a month and water, trash, sewer is billed in addition to lot rent by Harbour West. Buyer must apply through Harbour West and be approved.

8. 2023-10-24
   soldstatus $40,000 Sold
9. 2023-10-11
   status Pending
10. 2023-09-12
    listed $40,000 New

ⓘ 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 3/10 Moderate
• 🌡 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: $18,047
• − Mortgage interest: −$2,577
• − Property taxes: −$690
• − Insurance: −$230
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − HOA: −$9,252
• − Depreciation: −$1,338
• Taxable income: $1,073
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $933/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This beautifully maintained 3-bedroom 2-bath mobile home offers a spacious, open layout with new updates, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both furniture — improves aesthetics and comfort
• Both upgrades to appliances — enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves aesthetics and comfort ↑
• Both upgrades to appliances — enhances functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 14,836
• Household income: $77,597
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 366.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 9% Two or more races 8% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Arab 4% Italian 2% Romanian 2%
• Foreign-born: 11% · Canada, Philippines, Vietnam
• Languages at home: 85% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 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: ▼ -114.49%
• Current HPI: 247.8809
• 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

+15.0% since first listed

10 events — show timeline

• 2026-05-10 Relisted — GPRMLS
• 2026-04-20 Listing Removed — GPRMLS
• 2026-04-13 Pending — GPRMLS
• 2026-03-25 Listed $46,000 GPRMLS
• 2024-05-17 Sold (MLS) $43,000 GPRMLS
• 2024-05-03 Pending — GPRMLS
• 2024-03-19 Listed $52,000 GPRMLS
• 2023-10-24 Sold (MLS) $40,000 GPRMLS
• 2023-10-11 Pending — GPRMLS
• 2023-09-12 Listed $40,000 GPRMLS