8446 S Tularosa Ct · Lincoln, NE 68516

$255,900

3 bd · 2.0 ba · 1,182 sqft · Townhouse public records · 64 Days on market

Built 2004 2,840 sqft lot $216/sqft · 12% below area Est $290k · 12% under $130/mo HOA · 6% of rent

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Why this score? — see what drove the D+ 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 +13.5/30.0
• ARV discount +12.8/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy living in south Lincoln! This zero-entry ranch townhome offers true step-free access—perfect for those seeking comfort, convenience, and a low-maintenance lifestyle. Inside, you’ll find an open layout with 3 beds and 2 baths. The spacious kitchen flows seamlessly into the living and dining areas, creating an inviting space to gather. The primary suite features a private bath and walk-in closet, while two additional bedrooms offer flexibility for guests, hobbies, or a home office. Step outside to enjoy your patio,ideal for morning coffee or relaxing evenings—without the hassle of yard work. *No stairs anywhere (zero-entry design) *Lawn care & snow removal handled for you *Move-in ready condition *Low-maintenance, lock-and-leave lifestyle Located in S Lincoln with easy access to shopping, dining, and everyday essentials. If you’re looking for simplified living without sacrificing comfort, this is the one. 1 yr AHS home warranty to be provided for new buyers.

Key facts

• Open-concept home
• Private bath
• Great location

Tags

• CUL-DE-SAC
• STAMPED CONCRETE PATIO
• PRIVATE BATH
• OPEN-CONCEPT HOME
• BRAND NEW LVP FLOORING
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $256k.

Deal economics

• At list price, monthly cash flow is $11 ($136/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 $234k (8.6% below list).
• Recommended offer: $234k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+3.3%/yr); 472 active listings in the ZIP; 12 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 $2k of loan paydown is wiped out by about $8k 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 64 days — a 6% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 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 $233,896 (8.6% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

• ARV (median comp): $289,879
• List price: $255,900
• Delta: -11.72%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8260 S Tularosa Ln	0.09mi	2/2.5 (-1)	1,175 (-1%)	10mo	$279,000	$237	79
7345 Collister Rd	0.70mi	2/2.0 (-1)	1,348 (+14%)	14mo	$279,900	$208	27
2850 Lawson Dr	0.71mi	2/2.0 (-1)	1,348 (+14%)	22mo	$300,000	$223	20

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 · 3.33% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-39,888
• Equity at exit: $38,156

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-30,272
• Equity at exit: $22,126

Cash invested: $71,652 (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 68516

• Rents YoY: 3.3%
• Active inventory: 472
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,339 high
• Mortgage (P&I): −$1,342
• Tax from tax record: −$258 /mo · $3,094/yr
• Insurance: −$107
• HOA: −$130
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $11

Break-even live

Break-even rent $2,325

Max offer price $255,900

Occupancy floor 95%

Sensitivity live

Price	-10% $156	-5% $84	+0% $11	+5% $-61	+10% $-134
Rent	-10% $-173	-5% $-81	+0% $11	+5% $104	+10% $196
Rate	-1.0pp $140	-0.5pp $76	base $11	+0.5pp $-55	+1.0pp $-122

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: $63,975
• Closing costs: $7,677
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3055 Crescent Dr Lincoln, NE	2.0	1.0–2.0	1007	$2,920	$2.90	14d	20	0.15mi
8801 S 33rd St Lincoln, NE	1.0–3.0	1.0–2.0	1003	$2,080	$2.07	14d	21	0.22mi
8800 S 33rd St Lincoln, NE	1.0–3.0	1.0–2.0	1145	$3,180	$2.78	14d	70	0.32mi
8450 Hollynn Ln Lincoln, NE	1.0–2.0	1.0–2.0	1058	$2,261	$2.14	14d	11	0.52mi
9941 S 37th St Lincoln, NE	1.0–3.0	1.0–2.0	1036	$1,910	$1.84	14d	1	0.55mi
2450 Tamarin Ridge Rd Lincoln, NE	3.0	1.0–2.0	868	$1,800	$2.07	14d	19	0.78mi
8722 Executive Woods Dr Lincoln, NE	2.0	1.0–2.0	901	$2,403	$2.67	14d	11	0.93mi
4421 Bridle Ln Lincoln, NE	1.0–2.0	1.5–2.0	1297	$2,345	$1.81	14d	4	0.98mi
7015 S 38th St Lincoln, NE	2.0–3.0	2.0	1228	$2,122	$1.73	22d	12	1.01mi
8801 Executive Woods Dr Lincoln, NE	1.0–2.0	1.0–2.0	931	$2,210	$2.37	14d	21	1.03mi
7011 S 38th St Lincoln, NE	1.0–3.0	1.0–2.0	1237	$1,877	$1.52	14d	11	1.06mi
10300 S 27th St Roca, NE	3.0	1.0–2.0	1024	$2,250	$2.20	14d	8	1.17mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: landscapingsnow removal

Listing history 8 events

1. 2026-05-12
   status Pending 1014-char remark

   Show marketing remark (1014 chars)

   Welcome to easy living in south Lincoln! This zero-entry ranch townhome offers true step-free access—perfect for those seeking comfort, convenience, and a low-maintenance lifestyle. Inside, you’ll find an open layout with 3 beds and 2 baths. The spacious kitchen flows seamlessly into the living and dining areas, creating an inviting space to gather. The primary suite features a private bath and walk-in closet, while two additional bedrooms offer flexibility for guests, hobbies, or a home office. Step outside to enjoy your patio,ideal for morning coffee or relaxing evenings—without the hassle of yard work. *No stairs anywhere (zero-entry design) *Lawn care & snow removal handled for you *Move-in ready condition *Low-maintenance, lock-and-leave lifestyle Located in S Lincoln with easy access to shopping, dining, and everyday essentials. If you’re looking for simplified living without sacrificing comfort, this is the one. 1 yr AHS home warranty to be provided for new buyers.

2. 2026-04-21
   price $255,900 1014-char remark

   Show marketing remark (1014 chars)

   Welcome to easy living in south Lincoln! This zero-entry ranch townhome offers true step-free access—perfect for those seeking comfort, convenience, and a low-maintenance lifestyle. Inside, you’ll find an open layout with 3 beds and 2 baths. The spacious kitchen flows seamlessly into the living and dining areas, creating an inviting space to gather. The primary suite features a private bath and walk-in closet, while two additional bedrooms offer flexibility for guests, hobbies, or a home office. Step outside to enjoy your patio,ideal for morning coffee or relaxing evenings—without the hassle of yard work. *No stairs anywhere (zero-entry design) *Lawn care & snow removal handled for you *Move-in ready condition *Low-maintenance, lock-and-leave lifestyle Located in S Lincoln with easy access to shopping, dining, and everyday essentials. If you’re looking for simplified living without sacrificing comfort, this is the one. 1 yr AHS home warranty to be provided for new buyers.

3. 2026-03-09
   listed $259,900 New 1014-char remark

   Show marketing remark (1014 chars)

   Welcome to easy living in south Lincoln! This zero-entry ranch townhome offers true step-free access—perfect for those seeking comfort, convenience, and a low-maintenance lifestyle. Inside, you’ll find an open layout with 3 beds and 2 baths. The spacious kitchen flows seamlessly into the living and dining areas, creating an inviting space to gather. The primary suite features a private bath and walk-in closet, while two additional bedrooms offer flexibility for guests, hobbies, or a home office. Step outside to enjoy your patio,ideal for morning coffee or relaxing evenings—without the hassle of yard work. *No stairs anywhere (zero-entry design) *Lawn care & snow removal handled for you *Move-in ready condition *Low-maintenance, lock-and-leave lifestyle Located in S Lincoln with easy access to shopping, dining, and everyday essentials. If you’re looking for simplified living without sacrificing comfort, this is the one. 1 yr AHS home warranty to be provided for new buyers.

4. 2026-02-24
   historical
5. 2025-11-03
   price $260,000
6. 2025-09-19
   listed $265,000 New
7. 2024-10-15
   soldstatus $250,000
8. 2004-08-13
   soldstatus $25,000

ⓘ 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: $3,094 · $258/mo
• Projected year-2 tax: $4,427 · $369/mo
• Expected delta: +$1,333/yr (+$111/mo · 43.1%)

ⓘ 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 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: $28,068
• − Mortgage interest: −$14,334
• − Property taxes: −$3,094
• − Insurance: −$1,280
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − HOA: −$1,560
• − Depreciation: −$7,444
• Taxable loss: −$4,136
• Est. tax savings @ 24.0%: +$993
• After-tax cash flow: $1,129/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): 48,903
• Household income: $100,821
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1192.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 3% Black 2%
• Common ancestry: Italian 3% Iranian 2% Romanian 2%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 1% Russian/Polish/Slavic 1% Vietnamese 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: ▼ -243.57%
• Current HPI: 226.0324
• Rent YoY: ▲ 3.33%
• 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

+923.6% since first listed

8 events — show timeline

• 2026-05-12 Pending — GPRMLS
• 2026-04-21 Price Changed $255,900 GPRMLS
• 2026-03-09 Listed $259,900 GPRMLS
• 2026-02-24 Listing Removed — GPRMLS
• 2025-11-03 Price Changed $260,000 GPRMLS
• 2025-09-19 Listed $265,000 GPRMLS
• 2024-10-15 Sold (Public Records) $250,000 Public Records
• 2004-08-13 Sold (Public Records) $25,000 Public Records