1308 W Plum · Lincoln, NE 68522

$67,900

3 bd · 2.0 ba · 1,088 sqft · Manufactured · 18 Days on market

Built 2026 Good condition Est $52k · 30% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a home that offers the perfect balance of space, comfort, and style. This upcoming 3 bedroom, 2 bathroom home features an open floor plan designed to make everyday living feel effortless and inviting. As you step inside, you are welcomed by high ceilings that create a bright and spacious atmosphere throughout the home. The living room flows seamlessly into the kitchen and dining area, making it easy to stay connected whether you are entertaining guests or enjoying a quiet evening at home. The oversized primary bedroom provides plenty of room to create your own private retreat. The attached bathroom features a garden tub, giving you the perfect place to relax and unwind. Ceiling f

Key facts

• Open floor plan
• Large backyard
• Swimming pool

Tags

• OPEN FLOOR PLAN
• HIGH CEILINGS
• GARDEN TUB
• LARGE BACKYARD
• SWIMMING POOL
• PLAYGROUND

Property features AI

Finance

• Financial info: List price: $67,900

Exterior

• Home design: Single-section plan (3 bed, 2 bath); Spec home

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.1% 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.
• Market conditions: Rents rising (+2.4%/yr); 91 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $469 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 + 2.4% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,881 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.23% ✓
• Cap rate: 19.10%
• Cash-on-cash: 45.74%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $52,224
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1407 W Commodore Blvd #194	0.05mi	3/2.0	1,088 (0%)	11mo	$60,000	$55	89
1021 Gordon Dr	0.15mi	3/2.0	1,056 (-3%)	1mo	$46,000	$44	87
1407 W Commodore Blvd	0.05mi	3/2.0	1,152 (+6%)	1mo	$49,000	$43	87
1015 Gordon Dr	0.16mi	3/2.0	1,088 (0%)	20mo	$60,000	$55	76
1206 W Plum St	0.04mi	3/2.0	1,152 (+6%)	20mo	$60,000	$52	72
1800 SW 11th St	0.24mi	3/2.0	1,216 (+12%)	5mo	$41,000	$34	65
1427 W Arlington Ave	0.15mi	3/2.0	1,216 (+12%)	14mo	$50,000	$41	62
1925 Last Rd #219	0.16mi	3/2.0	1,008 (-7%)	23mo	$60,000	$60	61
1021 W Peach St	0.10mi	2/2.0 (-1)	924 (-15%)	16mo	$44,000	$48	52

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: 42.2%
• Equity multiple: 2.80×
• Total profit: $34,234
• Equity at exit: $10,124

10-year hold

• IRR: 48.1%
• Equity multiple: 5.50×
• Total profit: $85,533
• Equity at exit: $5,871

Cash invested: $19,012 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$356
• Tax est. 1.5%: −$85 /mo · $1,018/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $725

Break-even live

Break-even rent $594

Max offer price $67,900

Occupancy floor 47%

Sensitivity live

Price	-10% $772	-5% $748	+0% $725	+5% $701	+10% $678
Rent	-10% $605	-5% $665	+0% $725	+5% $784	+10% $844
Rate	-1.0pp $759	-0.5pp $742	base $725	+0.5pp $707	+1.0pp $689

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 W Plum St #73 Lincoln, NE	3.0	2.0	1088	$1,679	$1.54	45d	1	0.06mi
1915 SW 12th St Unit 128 Lincoln, NE	2.0	1.0	728	$1,429	$1.96	45d	1	0.08mi
705 Folsom Ln Lincoln, NE	1.0–3.0	1.0–2.5	1173	$2,105	$1.79	15d	16	0.52mi
1101 W C St Lincoln, NE	1.0–3.0	1.0	1045	$1,385	$1.33	15d	9	0.57mi
1500 S Folsom St Unit 6 Lincoln, NE	2.0	1.0	766	$975	$1.27	22d	1	0.73mi
1500 S Folsom St Unit 8 Lincoln, NE	2.0	1.0	766	$950	$1.24	22d	1	0.73mi
1500 S Folsom St Unit 4 Lincoln, NE	2.0	1.0	766	$975	$1.27	45d	1	0.73mi
2960 S Coddington Ave Lincoln, NE	1.0–2.0	1.0	798	$1,419	$1.78	15d	10	0.74mi
760 W C St Lincoln, NE	1.0–3.0	1.0–2.0	1018	$1,419	$1.39	15d	8	0.76mi
1170 SW 27th St Lincoln, NE	2.0–3.0	2.0	1022	$1,349	$1.32	15d	12	1.04mi

Listing history 12 events

1. 2026-06-21
   days on market $67,900 Active 18 DOM
2. 2026-06-18
   days on market $67,900 Active 15 DOM
3. 2026-06-17
   days on market $67,900 Active 14 DOM
4. 2026-06-16
   days on market $67,900 Active 13 DOM
5. 2026-06-15
   days on market $67,900 Active 12 DOM
6. 2026-06-14
   days on market $67,900 Active 10 DOM
7. 2026-06-10
   days on market $67,900 Active 7 DOM
8. 2026-06-09
   days on market $67,900 Active 6 DOM
9. 2026-06-08
   days on market $67,900 Active 5 DOM
10. 2026-06-07
    days on market $67,900 Active 4 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $67,900 Active 1 DOM

ⓘ 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 4/10 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: $18,135
• − Mortgage interest: −$3,803
• − Property taxes: −$1,018
• − Insurance: −$340
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$1,975
• Taxable income: $8,096
• Est. tax owed @ 24.0%: −$1,943
• After-tax cash flow: $6,752/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 · 14 photos

Good 75/100 Cosmetic rehab

This 3-bedroom, 2-bathroom home offers a good balance of space and comfort. The interior is well-maintained with modern appliances and hardwood floors. The exterior is in good condition with a well-maintained landscape. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Both paint exterior — enhances curb appeal
• Both replace ceiling fans — modernize and improve airflow
• Both install smart home devices — increases home's marketability

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal ↑
• Both replace ceiling fans — modernize and improve airflow ↑
• Both install smart home devices — increases home's marketability ↑

ⓘ 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