2010 Northville Cir · Lincoln, NE 68521

$65,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 100 Days on market

Built 1971 Est $55k · 19% over $685/mo HOA · 39% 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).

• Cash flow +29.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and fully renovated 3-bed, 2-bath double wide in Mark IV Estates Mobile Home Park. Renovated 8 years ago, features include a concrete slab perfect for a shed, partial fencing for privacy, and backing onto a large field. The spacious layout boasts a generous primary bedroom and bathroom, along with a nicely updated kitchen. Located in Lincoln, NE's charming Mark IV community with proximity to shopping, dining, and entertainment. Park amenities include professional management, off-street parking, pet-friendly policies, and convenient online payments. Buyers must be park-approved. Don't miss out, schedule a visit today!

Key facts

• New privacy fence
• Large open field
• New storage shed

Tags

• UPDATED DOUBLE-WIDE HOME
• NEW PRIVACY FENCE
• NEW STORAGE SHED
• LARGE OPEN FIELD
• OFF-STREET PARKING
• PET-FRIENDLY POLICIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Campbell Elementary School (math 34% / reading 38%, grade F, #387 of 502 statewide, top 77%, 615 students, 72% FRL); Goodrich Middle School (math 38% / reading 36%, grade F, #99 of 128 statewide, top 79%, 877 students, 78% FRL); Lincoln Northeast High School (math 34% / reading 36%, grade F, #207 of 261 statewide, top 79%, 1,812 students, 62% FRL) — zoned schools average 71% FRL vs 37% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% 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 fast (+4.0%/yr); 366 active listings in the ZIP; 11 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 $449 of loan paydown is wiped out by about $2k 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 + 4.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.68% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.93%
• DSCR: 1.71
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $54,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2010 Northville Cir	0.00mi	3/2.0	1,560 (0%)	23mo	$49,000	$31	81
4239 Bellville Dr	0.20mi	3/2.0	1,344 (-14%)	3mo	$47,500	$35	65
1908 Northville Cir	0.05mi	3/2.0	1,344 (-14%)	20mo	$56,000	$42	58

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 · 4.04% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.39×
• Total profit: $7,146
• Equity at exit: $9,692

10-year hold

• IRR: 20.7%
• Equity multiple: 2.95×
• Total profit: $35,574
• Equity at exit: $5,620

Cash invested: $18,200 (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 68521

• Home prices YoY: -34.1%
• Rents YoY: 4.0%
• Active inventory: 366
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$685
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $242

Break-even live

Break-even rent $1,436

Max offer price $65,000

Occupancy floor 81%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1632 Dodge St Lincoln, NE	3.0	3.0	1958	$2,000	$1.02	21d	1	0.28mi
1615 Old Glory Rd Lincoln, NE	3.0	2.5	1564	$1,800	$1.15	43d	1	0.30mi
4800 N 15th St Unit 4-303 Lincoln, NE	3.0	2.0	1150	$1,395	$1.21	43d	1	0.43mi
4800 N 15th St Unit 4-LL07 Lincoln, NE	3.0	2.0	1150	$1,395	$1.21	21d	1	0.43mi
1431 Hilltop Rd Lincoln, NE	2.0–3.0	2.0	1050	$1,395	$1.33	13d	1	0.49mi
1151 Elba Ave Lincoln, NE	3.0	1.5	1443	$1,695	$1.17	43d	1	0.69mi
3101 N Hill Rd Lincoln, NE	1.0–3.0	1.0–2.0	944	$1,449	$1.53	13d	16	0.97mi
4911 N 32nd St Lincoln, NE	1.0–2.0	1.0–2.0	887	$1,290	$1.45	13d	23	0.99mi
5404 Folkways Pl Lincoln, NE	3.0	2.5	1680	$2,000	$1.19	21d	1	1.13mi
North Pointe Villas Lincoln, NE	3.0	1.0–2.0	1022	$2,266	$2.22	13d	25	1.33mi
2901 Fletcher Ave Lincoln, NE	1.0–3.0	1.0–2.0	1211	$1,780	$1.47	13d	22	1.42mi

HOA detail

• Monthly dues: $685 · $8,220/yr

Listing history 8 events

1. 2025-10-26
   status Pending
2. 2025-08-13
   price $65,000
3. 2025-07-17
   listed $75,000 New
4. 2024-07-17
   soldstatus $49,000 Sold 633-char remark

   Show marketing remark (633 chars)

   Spacious and fully renovated 3-bed, 2-bath double wide in Mark IV Estates Mobile Home Park. Renovated 8 years ago, features include a concrete slab perfect for a shed, partial fencing for privacy, and backing onto a large field. The spacious layout boasts a generous primary bedroom and bathroom, along with a nicely updated kitchen. Located in Lincoln, NE's charming Mark IV community with proximity to shopping, dining, and entertainment. Park amenities include professional management, off-street parking, pet-friendly policies, and convenient online payments. Buyers must be park-approved. Don't miss out, schedule a visit today!

5. 2024-05-28
   status Pending 633-char remark

   Show marketing remark (633 chars)

   Spacious and fully renovated 3-bed, 2-bath double wide in Mark IV Estates Mobile Home Park. Renovated 8 years ago, features include a concrete slab perfect for a shed, partial fencing for privacy, and backing onto a large field. The spacious layout boasts a generous primary bedroom and bathroom, along with a nicely updated kitchen. Located in Lincoln, NE's charming Mark IV community with proximity to shopping, dining, and entertainment. Park amenities include professional management, off-street parking, pet-friendly policies, and convenient online payments. Buyers must be park-approved. Don't miss out, schedule a visit today!

6. 2024-05-23
   status New 633-char remark

   Show marketing remark (633 chars)

   Spacious and fully renovated 3-bed, 2-bath double wide in Mark IV Estates Mobile Home Park. Renovated 8 years ago, features include a concrete slab perfect for a shed, partial fencing for privacy, and backing onto a large field. The spacious layout boasts a generous primary bedroom and bathroom, along with a nicely updated kitchen. Located in Lincoln, NE's charming Mark IV community with proximity to shopping, dining, and entertainment. Park amenities include professional management, off-street parking, pet-friendly policies, and convenient online payments. Buyers must be park-approved. Don't miss out, schedule a visit today!

7. 2024-05-15
   historical 633-char remark

   Show marketing remark (633 chars)

   Spacious and fully renovated 3-bed, 2-bath double wide in Mark IV Estates Mobile Home Park. Renovated 8 years ago, features include a concrete slab perfect for a shed, partial fencing for privacy, and backing onto a large field. The spacious layout boasts a generous primary bedroom and bathroom, along with a nicely updated kitchen. Located in Lincoln, NE's charming Mark IV community with proximity to shopping, dining, and entertainment. Park amenities include professional management, off-street parking, pet-friendly policies, and convenient online payments. Buyers must be park-approved. Don't miss out, schedule a visit today!

8. 2024-05-10
   listed $55,000 New 633-char remark

   Show marketing remark (633 chars)

   Spacious and fully renovated 3-bed, 2-bath double wide in Mark IV Estates Mobile Home Park. Renovated 8 years ago, features include a concrete slab perfect for a shed, partial fencing for privacy, and backing onto a large field. The spacious layout boasts a generous primary bedroom and bathroom, along with a nicely updated kitchen. Located in Lincoln, NE's charming Mark IV community with proximity to shopping, dining, and entertainment. Park amenities include professional management, off-street parking, pet-friendly policies, and convenient online payments. Buyers must be park-approved. Don't miss out, schedule a visit today!

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 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: $20,899
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − HOA: −$8,220
• − Depreciation: −$1,891
• Taxable income: $2,503
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $2,299/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): 37,050
• Household income: $67,483
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1500.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 12% Asian 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Arab 2% Italian 2%
• Foreign-born: 15% · Vietnam, Canada, United Kingdom
• Languages at home: 78% English-only · Spanish 9% Vietnamese 6% Arabic 3%

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: ▼ -124.30%
• Current HPI: 239.8394
• Rent YoY: ▲ 4.04%
• 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

+18.2% since first listed

8 events — show timeline

• 2025-10-26 Pending — GPRMLS
• 2025-08-13 Price Changed $65,000 GPRMLS
• 2025-07-17 Listed $75,000 GPRMLS
• 2024-07-17 Sold (MLS) $49,000 GPRMLS
• 2024-05-28 Pending — GPRMLS
• 2024-05-23 Relisted — GPRMLS
• 2024-05-15 Listing Removed — GPRMLS
• 2024-05-10 Listed $55,000 GPRMLS

Property tax history

+1.2%/yr

Latest (2025): $90 · -51.2% YoY. Source: county tax records.