2510 S 11th St · Omaha, NE 68108

$125,000

3 bd · 1.0 ba · 1,720 sqft · Other public records · 1 Days on market

Built 1885 4,554 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR’S DELIGHT!!!! With some time and TLC this home will be ready for a family to love and grow in. Priced to sell quickly. Vacant and easy to show.

Key facts

• 4,554 sq ft lot
• Built 1885

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.2% 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: Bancroft Elementary School (math 10% / reading 17%, grade F, #486 of 502 statewide, top 97%, 496 students, 0% FRL); Norris Middle School (math 11% / reading 16%, grade F, #126 of 128 statewide, top 98%, 1,187 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: Rents flat; 73 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 37% 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 $864 of loan paydown is wiped out by about $4k 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 + 0.8% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $125k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1885 — 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: 1.32% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.35%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.24×
• Total profit: $8,460
• Equity at exit: $18,638

10-year hold

• IRR: 13.8%
• Equity multiple: 2.00×
• Total profit: $35,049
• Equity at exit: $10,808

Cash invested: $35,000 (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 68108

• Home prices YoY: -19.0%
• Rents YoY: 0.8%
• Active inventory: 73
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$656
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $506

Break-even live

Break-even rent $1,013

Max offer price $125,000

Occupancy floor 64%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2612 S 12th St Omaha, NE	3.0	2.0	1100	$2,100	$1.91	14d	1	0.12mi
S 9th St Omaha, NE	2.0	1.0	1400	$1,400	$1.00	10d	1	0.16mi
1409 Vinton St Apt 2 Omaha, NE	2.0	1.0	1200	$1,200	$1.00	21d	1	0.23mi
2219 S 14th St Omaha, NE	3.0	2.0	1224	$1,380	$1.13	44d	1	0.25mi
1912 S 12th St Omaha, NE	2.0	1.0	1400	$1,275	$0.91	3d	1	0.35mi
1618 Martha St Unit 2 (Top) Omaha, NE	3.0	1.0	1117	$1,150	$1.03	44d	1	0.42mi
1910 1/2 S 8th St Omaha, NE	2.0	1.0	1116	$1,350	$1.21	3d	1	0.43mi
1919 Dahlman Rows Plz Omaha, NE	3.0	3.5	1800	$2,800	$1.56	14d	1	0.47mi
1517 S 8th St Omaha, NE	1.0–2.0	1.0–2.0	865	$2,000	$2.31	2d	90	0.61mi
1323 S 12th St Omaha, NE	1.0–2.0	1.0–2.0	958	$2,100	$2.19	2d	1	0.67mi
1416 S 16th St Unit 101 Omaha, NE	2.0	2.0	1500	$1,550	$1.03	3d	1	0.71mi
913 Forest Ave Unit 913-1 Omaha, NE	2.0	2.0	1100	$1,695	$1.54	14d	1	0.78mi
1322 S 6th St Unit 1322 Omaha, NE	2.0	2.0	1350	$1,270	$0.94	14d	1	0.80mi
3124 S 21st St Omaha, NE	3.0	2.0	1325	$1,745	$1.32	19d	1	0.82mi
925 Pierce St Unit 112 Omaha, NE	2.0	2.0	1086	$1,795	$1.65	3d	1	0.83mi
925 Pierce St Apt 414 Omaha, NE	2.0	2.0	1315	$2,995	$2.28	24d	1	0.83mi
925 Pierce St Unit 123 Omaha, NE	2.0	1.0	1056	$1,895	$1.79	44d	1	0.83mi
925 Pierce St Unit 223 Omaha, NE	2.0	1.0	1056	$1,600	$1.52	24d	1	0.83mi
1116 S 9th St Omaha, NE	2.0	1.0	1400	$1,400	$1.00	24d	1	0.87mi
1102 S 20th St Omaha, NE	2.0	2.5	1570	$2,395	$1.53	24d	1	1.07mi
905 S 10th Ct Omaha, NE	2.0	1.5	1176	$2,200	$1.87	44d	1	1.08mi
415 Leavenworth St Omaha, NE	1.0–2.0	1.0–2.0	881	$2,395	$2.72	2d	38	1.21mi
1323 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	1169	$1,545	$1.32	3d	3	1.26mi
1501 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	975	$1,799	$1.84	3d	9	1.28mi
1012 S 24th St Omaha, NE	1.0–3.0	1.0	918	$1,150	$1.25	3d	5	1.30mi
629 S 19th Ave Omaha, NE	3.0	2.0	1364	$1,350	$0.99	44d	1	1.31mi
1119 Howard St Unit 302 Omaha, NE	2.0	1.0	1500	$2,300	$1.53	44d	1	1.33mi
2212 F St Omaha, NE	3.0	1.0	1266	$1,450	$1.15	44d	1	1.33mi
907 S 25th St Omaha, NE	2.0	1.0–2.0	930	$1,360	$1.46	14d	6	1.38mi
405 S 16th St Omaha, NE	1.0–2.0	1.0	832	$1,350	$1.62	12d	11	1.42mi
1142 S 29th St Omaha, NE	2.0	2.0	1250	$1,495	$1.20	19d	1	1.47mi
312 S 16th St #201 Omaha, NE	2.0	2.0	1076	$1,350	$1.25	21d	1	1.48mi
312 S 16th St Omaha, NE	2.0	1.0–2.0	1076	$1,350	$1.25	3d	2	1.48mi

Listing history 3 events

1. 2026-02-07
   status Pending
2. 2026-02-05
   listed $125,000 New
3. 2011-07-13
   soldstatus $70,000

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$1,051/yr (+$88/mo · 94.5%)

ⓘ 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 · 14 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: $19,843
• − Mortgage interest: −$7,002
• − Property taxes: −$1,112
• − Insurance: −$625
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$3,636
• Taxable income: $4,293
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $5,043/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): 14,578
• Household income: $53,609
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 511.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 47% White 45% Two or more races 18% Black 2% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Romanian 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 21% · Canada
• Languages at home: 57% English-only · Spanish 40% Korean 2%

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: ▼ -75.17%
• Current HPI: 320.3596
• Rent YoY: ▲ 0.85%
• 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

+78.6% since first listed

3 events — show timeline

• 2026-02-07 Pending — GPRMLS
• 2026-02-05 Listed $125,000 GPRMLS
• 2011-07-13 Sold (Public Records) $70,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,112 · +7.6% YoY. Source: county tax records.