2449 U St Unit 2449U · Lincoln, NE 68503

$139,000

2 bd · 1.5 ba · 1,562 sqft · Townhouse public records · 3 Days on market

Built 1974 436 sqft lot $89/sqft · 48% below area Est $266k · 48% under $200/mo HOA · 14% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• 1% rule +5.2/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare, fully accessible condo with true zero-step entry and mobility-friendly features throughout. This move-in-ready 3-bedroom, 2-bath home offers over 1,500 square feet with a functional, open layout. Wide doorways, an accessible kitchen, and accessible bathroom features provide ease of use and everyday comfort. This unit features an elevator that services all three floors, offering convenient access throughout. The spread out layout provides flexibility for guests, home office space, or main-floor living needs. Clean, well-maintained, and ready for immediate occupancy. Includes an assigned parking spot plus visitor parking. Properties offering true zero-step entry and full accessibility l

Key facts

• Zero-step entry
• Elevator
• Fully accessible

Tags

• FULLY ACCESSIBLE
• ZERO-STEP ENTRY
• MOBILITY-FRIENDLY FEATURES
• ACCESSIBLE KITCHEN
• ACCESSIBLE BATHROOM FEATURES
• ELEVATOR

Property features AI

Finance

• HOA & community: Association: Shalimar Condominium; Monthly association fee of $200; Association dues cover exterior maintenance, grounds maintenance, snow removal, common area maintenance, water, and trash

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Townhouse (attached); Two levels; Built in 1974; Below-grade finished area included
• Construction: Block foundation
• Exterior features: Patio; Zero-step entry; Exterior accessible

Interior

• Bedrooms: Primary bedroom on 2nd floor; Second bedroom on 2nd floor; Third bedroom in the basement
• Bathrooms: Two bathrooms total (one three-quarter, one half)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished daylight basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $139k.

Deal economics

• At list price, monthly cash flow is $-23 ($-272/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (2.9% below list).
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $135k (2.9% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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: Elliott Elementary School (math 37% / reading 42%, grade F, #346 of 502 statewide, top 74%, 370 students, 0% FRL); Lefler Middle School (math 46% / reading 45%, grade D+, #63 of 128 statewide, top 50%, 613 students, 61% FRL); Lincoln High School (math 38% / reading 41%, grade F, #184 of 261 statewide, top 76%, 2,196 students, 59% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 56 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 31% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 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

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

Recommended offer $134,996 (2.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.02% ✓
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 8.2

CMA / ARV

• ARV (median comp): $265,704
• List price: $139,000
• Delta: -47.69%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2449 U St Unit 2449U	0.00mi	3/1.5 (+1)	1,562 (0%)	0mo	$140,000	$90	95
2250 Q St	0.31mi	3/2.5 (+1)	1,504 (-4%)	4mo	$308,000	$205	67
2414 T St Unit 2414T	0.05mi	2/2.0	1,412 (-10%)	22mo	$135,000	$96	62
2246 Q St	0.31mi	2/2.5	1,734 (+11%)	10mo	$266,500	$154	55
2308 Q St	0.29mi	3/2.5 (+1)	1,750 (+12%)	3mo	$268,000	$153	54
2314 Q St	0.30mi	3/2.5 (+1)	1,734 (+11%)	11mo	$275,000	$159	50
2228 Q St	0.32mi	2/2.5	1,784 (+14%)	11mo	$265,000	$149	48

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-24,699
• Equity at exit: $20,725

10-year hold

• IRR: -11.6%
• Equity multiple: 0.32×
• Total profit: $-26,329
• Equity at exit: $12,018

Cash invested: $38,920 (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 68503

• Rents YoY: 2.4%
• Active inventory: 56
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$729
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$58
• HOA: −$200
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-23

Break-even live

Break-even rent $1,444

Max offer price $134,996

Occupancy floor 97%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 N 30th St Unit 1017 Lincoln, NE	3.0	2.0	1080	$1,400	$1.30	44d	1	0.38mi
2904 Q St Unit 2906 Lincoln, NE	3.0	1.5	1060	$1,458	$1.38	14d	1	0.41mi
2039 Q St Unit 103 Lincoln, NE	3.0	3.0	1450	$1,695	$1.17	44d	1	0.46mi
2039 Q St Unit 102 Lincoln, NE	3.0	3.0	1450	$1,595	$1.10	44d	1	0.46mi
2239 Dudley St Lincoln, NE	2.0	1.0	1241	$1,100	$0.89	44d	1	0.46mi
2960 P St Lincoln, NE	2.0	1.0	1152	$920	$0.80	14d	1	0.52mi
2710 Starr St Lincoln, NE	3.0	2.0	1170	$1,750	$1.50	44d	1	0.52mi
1815 N 24th St Apt 1 Lincoln, NE	3.0	2.0	1200	$1,650	$1.38	21d	1	0.78mi
126 N 16th St Lincoln, NE	1.0–2.0	1.0–2.0	891	$1,630	$1.83	21d	4	0.78mi
2612 J St Unit 4 Lincoln, NE	3.0	2.0	1050	$1,235	$1.18	14d	1	0.81mi
420 S 18th St Lincoln, NE	1.0–3.0	1.0–2.0	996	$1,224	$1.23	14d	8	0.87mi
1018 Charleston St Unit 1 Lincoln, NE	3.0	2.0	1292	$1,195	$0.92	14d	1	1.19mi
129 N 10th St Lincoln, NE	2.0–3.0	1.0–2.0	1273	$1,599	$1.26	21d	4	1.25mi
301 N 44th St Lincoln, NE	1.0–2.0	1.0–2.0	870	$1,310	$1.50	14d	17	1.36mi
2224 A St #1 Lincoln, NE	2.0	1.0	1150	$1,099	$0.96	44d	1	1.45mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: parking

Listing history 15 events

1. 2026-05-08
   status Pending 810-char remark
2. 2026-05-04
   listed $139,000 New 810-char remark
3. 2026-05-04
   historical
4. 2026-04-15
   listed $139,000 New
5. 2026-04-15
   historical
6. 2026-04-08
   price $149,000
7. 2026-03-20
   listed $154,000 New
8. 2026-01-23
   status Pending
9. 2026-01-22
   historical
10. 2026-01-13
    price $154,000
11. 2026-01-05
    listed $159,000 New
12. 2026-01-05
    historical
13. 2025-12-12
    listed $159,000 New
14. 2025-12-01
    soldstatus $128,889
15. 2017-01-12
    soldstatus $71,000

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $2,405 · $200/mo
• Expected delta: +$558/yr (+$47/mo · 30.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°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: $16,983
• − Mortgage interest: −$7,786
• − Property taxes: −$1,846
• − Insurance: −$695
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − HOA: −$2,400
• − Depreciation: −$4,044
• Taxable loss: −$2,505
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $329/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): 15,867
• Household income: $54,232
• Rent vs Own: 61.1% rent · 38.9% own
• Severe rent burden: 820.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 59% Hispanic / Latino 12% Black 12% Two or more races 10% Asian 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 2% Romanian 2% Portuguese 2%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 73% English-only · Spanish 7% Other Indo-European 5% Vietnamese 5%

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: ▼ -145.46%
• Current HPI: 260.3421
• Rent YoY: ▲ 2.39%
• 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

+97.2% since first listed

16 events — show timeline

• 2026-06-08 Sold (MLS) $140,000 GPRMLS
• 2026-05-08 Pending — GPRMLS
• 2026-05-04 Listing Removed — GPRMLS
• 2026-05-04 Listed $139,000 GPRMLS
• 2026-04-15 Listing Removed — GPRMLS
• 2026-04-15 Listed $139,000 GPRMLS
• 2026-04-08 Price Changed $149,000 GPRMLS
• 2026-03-20 Listed $154,000 GPRMLS
• 2026-01-23 Pending — GPRMLS
• 2026-01-22 Listing Removed — GPRMLS
• 2026-01-13 Price Changed $154,000 GPRMLS
• 2026-01-05 Listing Removed — GPRMLS
• 2026-01-05 Listed $159,000 GPRMLS
• 2025-12-12 Listed $159,000 GPRMLS
• 2025-12-01 Sold (Public Records) $128,889 Public Records
• 2017-01-12 Sold (Public Records) $71,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,846 · +9.5% YoY. Source: county tax records.