1716 Sprague St · Omaha, NE 68110

$170,000

4 bd · 1.0 ba · 1,306 sqft · Other public records · 19 Days on market

Built 1910 3,690 sqft lot $130/sqft · 22% below area Est $221k · 23% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

AMA. 1.5-story home offering 1,306 sq. ft. of comfortable living space with 4-bedr and 1-bathroom. Step inside to a bright and inviting interior featuring refinished hardwood floors, a spacious living area, and plenty of natural light throughout. The updated kitchen boasts newer tile flooring, cabinetry, and stainless steel appliances. Major improvements include a newer roof (2022) and furnace (2024), providing added peace of mind. Convenient main-level washer and dryer hookups add to the home's functionality. This home is ready for its next owner. Schedule your private showing today!

Key facts

• 3,690 sq ft lot
• Built 1910
• Listed 19 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; One-and-one-half stories; Not new / not a model
• Construction: Vinyl siding; Block foundation; Composition roof; Built in 1910
• Exterior features: Front porch; City lot with alley access; Lot approximately 90 x 41

Interior

• Kitchen: Range; Refrigerator; Microwave
• Bedrooms: Main floor primary bedroom (approx. 11.5 x 11); Second main-floor bedroom (approx. 10.7 x 10.5); Second-floor bedroom (approx. 8.1 x 11.1); Second-floor bedroom (approx. 15.1 x 9)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished full basement; No fireplaces; Range, Refrigerator, Microwave

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $148k (13.0% below list).
• Recommended offer: $148k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Lothrop Magnet Center (math 17% / reading 27%, grade F, #459 of 502 statewide, top 93%, 349 students, 0% FRL); King Science/Tech Magnet Middle School (math 15% / reading 24%, grade F, #121 of 128 statewide, top 95%, 667 students, 0% FRL); Central High School (math 29% / reading 40%, grade F, #208 of 261 statewide, top 86%, 2,738 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: 45 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,963 (13.0% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.87% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (median comp): $220,624
• List price: $170,000
• Delta: -20.68%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-20,712
• Equity at exit: $25,348

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-9,367
• Equity at exit: $14,698

Cash invested: $47,600 (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 68110

• Home prices YoY: -9.5%
• Active inventory: 45
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,480 high
• Mortgage (P&I): −$891
• Tax from tax record: −$99 /mo · $1,182/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $108

Break-even live

Break-even rent $1,343

Max offer price $170,000

Occupancy floor 88%

Sensitivity live

Price	-10% $204	-5% $156	+0% $108	+5% $60	+10% $12
Rent	-10% $-9	-5% $50	+0% $108	+5% $167	+10% $225
Rate	-1.0pp $194	-0.5pp $151	base $108	+0.5pp $64	+1.0pp $19

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4125 N 19th St Omaha, NE	3.0	1.0	1266	$1,532	$1.21	45d	1	0.11mi
3708 Florence Blvd Omaha, NE	3.0	1.0	1102	$1,395	$1.27	22d	1	0.27mi
4201 N 22nd St Omaha, NE	3.0	1.0	1380	$1,545	$1.12	45d	1	0.29mi
1820 Miami St Omaha, NE	4.0	1.5	1306	$1,050	$0.80	45d	1	0.86mi
5348 N 25th St Omaha, NE	4.0	1.0	1446	$1,600	$1.11	45d	1	0.98mi
3510 N 9th St Lot 47 Carter Lake, IA	3.0	2.0	1152	$1,479	$1.28	45d	1	1.09mi
2436 Laurel Ave Omaha, NE	3.0	1.0	1582	$1,495	$0.95	25d	1	1.24mi
1114 Hiatt St Carter Lake, IA	3.0	1.0	1165	$1,450	$1.24	45d	1	1.27mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	25d	1	1.49mi

Listing history 31 events

1. 2026-06-21
   days on market $170,000 Active 19 DOM
2. 2026-06-18
   days on market $170,000 Active 16 DOM
3. 2026-06-17
   days on market $170,000 Active 15 DOM
4. 2026-06-16
   days on market $170,000 Active 14 DOM
5. 2026-06-15
   days on market $170,000 Active 13 DOM
6. 2026-06-13
   days on market $170,000 Active 11 DOM
7. 2026-06-10
   days on market $170,000 Active 8 DOM
8. 2026-06-09
   days on market $170,000 Active 7 DOM
9. 2026-06-08
   days on market $170,000 Active 6 DOM
10. 2026-06-07
    statusdays on market $170,000 Active 5 DOM
11. 2026-06-03
    pricestatusdays on marketlisting id $170,000 New 1 DOM
12. 2026-06-02
    remarks 591-char remark
13. 2026-06-01
    days on market $175,000 Active 27 DOM
14. 2026-06-01
    days on market $175,000 Active 26 DOM
15. 2026-05-05
    listed $175,000 New 478-char remark
16. 2026-04-21
    historical
17. 2026-04-17
    status Active
18. 2026-04-04
    historical
19. 2026-03-05
    listed $175,000 New
20. 2025-02-10
    soldstatus $160,000 Sold
21. 2025-01-12
    status Pending
22. 2025-01-07
    price $160,000
23. 2024-12-30
    listed $165,000 New
24. 2023-03-06
    soldstatus $170,000
25. 2023-02-27
    soldstatus $95,500 Sold
26. 2023-02-02
    status Pending
27. 2022-11-22
    listed $110,000 Active - New
28. 2020-03-19
    soldstatus $22,000 Sold
29. 2020-02-13
    status Pending
30. 2020-01-23
    listed $22,000 Active - New
31. 2000-12-22
    soldstatus $20,000

ⓘ 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: $1,182 · $99/mo
• Projected year-2 tax: $2,941 · $245/mo
• Expected delta: +$1,759/yr (+$147/mo · 148.8%)

ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,756
• − Mortgage interest: −$9,523
• − Property taxes: −$1,182
• − Insurance: −$850
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$4,945
• Taxable loss: −$1,586
• Est. tax savings @ 24.0%: +$381
• After-tax cash flow: $1,677/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
• City population: 552,986
• Population (ZIP): 9,403

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 40% White 29% Hispanic / Latino 17% Asian 9% Two or more races 8% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Ukrainian 2% Romanian 1% Portuguese 1%
• Foreign-born: 18% · Canada, India, Philippines
• Languages at home: 73% English-only · Spanish 12% Other Indo-European 6% Other Asian/Pacific 3%

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: ▼ -23.25%
• Current HPI: 220.8647
• Rent YoY: —
• Metro: —
• 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

+750.0% since first listed

19 events — show timeline

• 2026-06-02 Listing Removed — GPRMLS
• 2026-06-02 Listed $170,000 GPRMLS
• 2026-05-05 Listed $175,000 GPRMLS
• 2026-04-21 Listing Removed — GPRMLS
• 2026-04-17 Relisted — GPRMLS
• 2026-04-04 Listing Removed — GPRMLS
• 2026-03-05 Listed $175,000 GPRMLS
• 2025-02-10 Sold (MLS) $160,000 GPRMLS
• 2025-01-12 Pending — GPRMLS
• 2025-01-07 Price Changed $160,000 GPRMLS
• 2024-12-30 Listed $165,000 GPRMLS
• 2023-03-06 Sold (Public Records) $170,000 Public Records
• 2023-02-27 Sold (MLS) $95,500 GPRMLS
• 2023-02-02 Pending — GPRMLS
• 2022-11-22 Listed $110,000 GPRMLS
• 2020-03-19 Sold (MLS) $22,000 GPRMLS
• 2020-02-13 Pending — GPRMLS
• 2020-01-23 Listed $22,000 GPRMLS
• 2000-12-22 Sold (Public Records) $20,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,182 · -0.3% YoY. Source: county tax records.