4508 S 12 St · Omaha, NE 68107

$72,000

1 bd · 1.0 ba · 897 sqft · Other public records · 15 Days on market

Built 1915 1,200 sqft lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Investment Opportunity in South Omaha! This ranch-style home sits on a desirable corner lot just minutes from the renowned Henry Doorly Zoo and offers excellent interstate access?making it an ideal location for commuters or future tenants. With solid bones and tons of potential, this property is a perfect canvas for renovation or rental income. Whether you're looking to flip or build your rental portfolio, the prime location, easy accessibility, and rising demand in the area make this an opportunity you don?t want to miss!

Key facts

• Rental income
• Prime location
• Corner lot

Tags

• CORNER LOT
• EXCELLENT INTERSTATE ACCESS
• CANVAS FOR RENOVATION
• RENTAL INCOME
• PRIME LOCATION
• EASY ACCESSIBILITY

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Electric service on property
• Home design: Single-family residence; Residential property; Not new / not a model; One-story (living area and main rooms on main floor); Facing direction not specified
• Construction: Vinyl siding; Composition roof; Block foundation; Built in 1915
• Exterior features: Corner city lot; Lot up to 1/4 acre; Lot dimensions approximately 20 x 60

Interior

• Kitchen: Range
• Bedrooms: Primary bedroom on the main floor
• Bathrooms: 2 total bathrooms (1 full, 1 half); At least one bathroom on the main level; One bathroom below grade
• Heating & cooling: Natural gas forced air heating
• Interior features: Range included; Partial unfinished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $72k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($866 rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.6% in Omaha — 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 84/100 on livability (#7 in NE, #663 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Omaha Public Schools (urban): math 20% / reading 28% proficiency, ranked #110 of 111 in NE (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: R M Marrs Magnet Middle School (math 21% / reading 21%, grade F, #120 of 128 statewide, top 94%, 1,066 students, 0% FRL); South High School (math 11% / reading 13%, grade F, #254 of 261 statewide, top 98%, 2,686 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 63 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent is only 17% of the median local income ($63k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $72k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,920 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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: 1.20% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $365
• Equity at exit: $10,735

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $15,843
• Equity at exit: $6,225

Cash invested: $20,160 (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 68107

• Active inventory: 63
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $866 high
• Mortgage (P&I): −$378
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $189

Break-even live

Break-even rent $627

Max offer price $72,000

Occupancy floor 73%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3810 S 13th St Omaha, NE	1.0–2.0	1.0	775	$899	$1.16	14d	3	0.67mi
4420 S 25th St Apt 6 Omaha, NE	1.0	1.0	650	$895	$1.38	3d	1	0.88mi
4131 S 25th St Apt 16 Omaha, NE	1.0	1.0	700	$725	$1.04	44d	1	0.90mi
5703 S 14th St Omaha, NE	2.0	1.0	790	$925	$1.17	44d	1	0.90mi
5703 S 14th St Unit 3 Omaha, NE	2.0	1.0	790	$875	$1.11	24d	1	0.91mi
2301 Q St Unit A Omaha, NE	2.0	1.0	900	$950	$1.06	14d	1	0.93mi
5725 S 14th St Omaha, NE	1.0	1.0	561	$775	$1.38	44d	1	0.94mi
5725 S 14th St Unit 20 Omaha, NE	1.0	1.0	561	$695	$1.24	24d	1	0.94mi
3814 S 24th St Unit 3 Omaha, NE	1.0	1.0	850	$800	$0.94	44d	1	1.01mi
3814 S 24th St Unit 4 Omaha, NE	2.0	1.0	850	$850	$1.00	44d	1	1.01mi
3814 S 24th St Unit 2 Omaha, NE	1.0	1.0	850	$950	$1.12	3d	1	1.01mi
2201 Vinton St Omaha, NE	2.0	1.0	890	$1,029	$1.16	3d	2	1.25mi

Listing history 11 events

1. 2026-06-18
   days on market $72,000 Active 15 DOM
2. 2026-06-17
   pricedays on market $72,000 Active 14 DOM
3. 2026-06-16
   days on market $78,000 Active 13 DOM
4. 2026-06-15
   days on market $78,000 Active 12 DOM
5. 2026-06-13
   days on market $78,000 Active 10 DOM
6. 2026-06-10
   days on market $78,000 Active 7 DOM
7. 2026-06-09
   days on market $78,000 Active 6 DOM
8. 2026-06-08
   statusdays on market $78,000 Active 5 DOM
9. 2026-06-07
   days on market $78,000 New 4 DOM
10. 2026-06-03
    remarks 534-char remark
11. 2026-06-03
    listed $78,000 New 1 DOM

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $1,246 · $104/mo
• Expected delta: +$192/yr (+$16/mo · 18.3%)

ⓘ 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 ≥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: $10,391
• − Mortgage interest: −$4,033
• − Property taxes: −$1,053
• − Insurance: −$360
• − Repairs & maintenance: −$831
• − Management: −$831
• − Depreciation: −$2,095
• Taxable income: $1,188
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $1,980/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: Omaha Public Schools
• NCES district ID: 3174820
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $46,039
• Composite: 20.83/100
• National rank: #8502
• State rank: #110 of 111 in NE

Livability — Omaha

• Score: 84/100
• State rank: #7
• US rank: #663

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment B- Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Omaha, NE
• County: Douglas County · 538,646 people
• City population: 552,986
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 31,540
• Household income: $62,560
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 815.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 625,245 people
• By 2030: 661,613 · +5.8%
• By 2040: 732,395 · +17.1%
• By 2050: 801,988 · +28.3%
• By 2075: 968,637 · +54.9%
• By 2100: 1,101,871 · +76.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% White 24% Two or more races 22% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Romanian 3% Lithuanian 1% Portuguese 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 38% English-only · Spanish 59%

Political lean MEDSL · Douglas

• 2024 margin: D (+10.2) · D 54.4% · R 44.2% · Other 1.4%
• 2008→2024 swing: +5.5pp toward D · 2008: 4.6pp · 2024: 10.2pp
• All cycles: 2024: D+10.2 2020: D+11.3 2016: D+1.4 2012: R+4.3 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -223.92%
• Current HPI: 282.1815
• Rent YoY: —
• Metro: Omaha-Council Bluffs, NE-IA
• 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

+73.3% since first listed

5 events — show timeline

• 2026-06-03 Listed $78,000 GPRMLS
• 2025-08-08 Listing Removed — GPRMLS
• 2025-06-24 Price Changed $80,000 GPRMLS
• 2025-06-11 Listed $90,000 GPRMLS
• 2025-04-04 Sold (Public Records) $45,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,053 · +18.0% YoY. Source: county tax records.