1214 S 25 Ave · Omaha, NE 68105

$159,750

3 bd · 1.0 ba · 1,501 sqft · Other public records · 31 Days on market

Built 1913 4,356 sqft lot $106/sqft · 32% below area Est $174k · 8% 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 +22.3/30.0
• ARV discount +11.1/15.0
• DSCR +7.2/10.0
• 1% rule +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated home in the heart of Omaha! Enjoy the open living space with a large kitchen and closed patios off the front and back entrances. Parking pad out back! FHA Repairs were made to allow for FHA financing. Seller is a licensed Realtor in the state of NE.

Key facts

• Closed patios
• Large kitchen
• Open living space

Tags

• OPEN LIVING SPACE
• LARGE KITCHEN
• CLOSED PATIOS
• PARKING PAD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Market conditions: Rents rising (+3.7%/yr); 124 active listings in the ZIP; 40 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 35% of the median local income ($58k/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 $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 31 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,957 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (median comp): $173,614
• List price: $159,750
• Delta: -7.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-7,909
• Equity at exit: $23,819

10-year hold

• IRR: 5.7%
• Equity multiple: 1.44×
• Total profit: $19,537
• Equity at exit: $13,812

Cash invested: $44,730 (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 68105

• Rents YoY: 3.7%
• Active inventory: 124
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$838
• Tax from tax record: −$171 /mo · $2,047/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $264

Break-even live

Break-even rent $1,361

Max offer price $159,750

Occupancy floor 79%

Sensitivity live

Price	-10% $355	-5% $310	+0% $264	+5% $219	+10% $174
Rent	-10% $130	-5% $197	+0% $264	+5% $331	+10% $398
Rate	-1.0pp $345	-0.5pp $305	base $264	+0.5pp $223	+1.0pp $181

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: $39,938
• Closing costs: $4,792
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 S 24th St Omaha, NE	1.0–3.0	1.0	918	$1,150	$1.25	3d	5	0.23mi
1142 S 29th St Omaha, NE	2.0	2.0	1250	$1,495	$1.20	19d	1	0.25mi
907 S 25th St Omaha, NE	2.0	1.0–2.0	930	$1,360	$1.46	15d	6	0.31mi
1148 Park Ave Unit 1 Omaha, NE	2.0	1.0	1150	$1,495	$1.30	3d	1	0.32mi
1148 Park Ave Omaha, NE	2.0	1.0	1150	$1,520	$1.32	24d	1	0.32mi
1029 Park Ave Unit 3B Omaha, NE	3.0	1.0	1112	$1,295	$1.16	44d	1	0.35mi
1102 S 20th St Omaha, NE	2.0	2.5	1570	$2,395	$1.53	24d	1	0.38mi
1016 Park Ave Unit 1026 115 Omaha, NE	2.0	2.0	1150	$1,195	$1.04	44d	1	0.40mi
806 Park Ave Omaha, NE	3.0	3.0	1650	$2,395	$1.45	24d	2	0.47mi
804 Park Ave Omaha, NE	2.0	2.0	1125	$1,745	$1.55	3d	2	0.48mi
554 S 26th Ave Omaha, NE	3.0	1.0	1484	$1,400	$0.94	3d	1	0.51mi
2934 Leavenworth St Omaha, NE	2.0	2.0	1400	$1,945	$1.39	19d	5	0.51mi
547 S 27th St Omaha, NE	2.0	1.0	1148	$1,295	$1.13	44d	1	0.51mi
919 S 31st St Omaha, NE	2.0	3.0	1670	$2,300	$1.38	44d	1	0.52mi
823 S 30th Ct Unit 823 Omaha, NE	2.0	3.0	1212	$2,100	$1.73	24d	1	0.54mi
2915 Jackson St Unit 2 Omaha, NE	3.0	1.0	1100	$1,195	$1.09	3d	1	0.56mi
528 S 26th Ave Ste B Omaha, NE	4.0	1.0	1748	$1,650	$0.94	3d	1	0.56mi
542 S 29th St Omaha, NE	3.0	1.5	1442	$1,750	$1.21	15d	1	0.58mi
2323 Howard St Unit HW-501 Omaha, NE	2.0	2.0	1132	$1,905	$1.68	19d	1	0.59mi
2323 Howard St Unit HW-401 Omaha, NE	2.0	2.0	1132	$1,895	$1.67	19d	1	0.60mi
528 S 29th St Omaha, NE	1.0–2.0	1.0	947	$1,695	$1.79	15d	4	0.61mi
617 S 31st St Omaha, NE	1.0–2.0	1.0–2.0	965	$1,726	$1.79	12d	5	0.61mi
3007 Jackson St Omaha, NE	1.0–2.0	1.0	1090	$1,595	$1.46	15d	2	0.61mi
2211 Howard St Omaha, NE	3.0	1.0–3.0	837	$2,410	$2.88	3d	48	0.61mi
629 S 19th Ave Omaha, NE	3.0	2.0	1364	$1,350	$0.99	44d	1	0.63mi
424 S 24th St Unit 109 Omaha, NE	4.0	2.0	1170	$1,400	$1.20	3d	1	0.63mi
1416 S 16th St Unit 101 Omaha, NE	2.0	2.0	1500	$1,550	$1.03	3d	1	0.66mi
3001 Harney St Omaha, NE	3.0	3.0	1764	$2,395	$1.36	44d	1	0.74mi
1618 Martha St Unit 2 (Top) Omaha, NE	3.0	1.0	1117	$1,150	$1.03	44d	1	0.85mi
2100 Douglas St Unit 359 Omaha, NE	2.0	2.0	1145	$2,030	$1.77	44d	1	0.86mi
1501 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	975	$1,799	$1.84	3d	9	0.86mi
2223 Dodge St Omaha, NE	1.0–2.0	1.0–2.0	904	$2,065	$2.28	3d	50	0.88mi
1018 S 36th St Omaha, NE	2.0	2.0	1462	$2,700	$1.85	44d	1	0.89mi
206 S 19th St Omaha, NE	1.0–3.0	1.0–3.0	918	$1,935	$2.11	3d	60	0.90mi
312 S 16th St #201 Omaha, NE	2.0	2.0	1076	$1,350	$1.25	22d	1	0.94mi
312 S 16th St Omaha, NE	2.0	1.0–2.0	1076	$1,350	$1.25	3d	2	0.94mi
405 S 16th St Omaha, NE	1.0–2.0	1.0	832	$1,350	$1.62	12d	11	0.95mi
100 S 19th St Omaha, NE	1.0–2.0	1.0–2.0	892	$2,175	$2.44	3d	66	0.95mi
233 S 33rd St Omaha, NE	1.0–2.0	1.0–2.0	997	$2,473	$2.48	12d	25	0.96mi
1323 S 12th St Omaha, NE	1.0–2.0	1.0–2.0	958	$2,100	$2.19	2d	1	0.96mi

Listing history 32 events

1. 2026-05-07
   status Pending 257-char remark

   Show marketing remark (257 chars)

   Updated home in the heart of Omaha! Enjoy the open living space with a large kitchen and closed patios off the front and back entrances. Parking pad out back! FHA Repairs were made to allow for FHA financing. Seller is a licensed Realtor in the state of NE.

2. 2026-04-26
   price $159,750 257-char remark

   Show marketing remark (257 chars)

   Updated home in the heart of Omaha! Enjoy the open living space with a large kitchen and closed patios off the front and back entrances. Parking pad out back! FHA Repairs were made to allow for FHA financing. Seller is a licensed Realtor in the state of NE.

3. 2026-04-15
   historical $1,450
4. 2026-04-14
   price $165,000 257-char remark

   Show marketing remark (257 chars)

   Updated home in the heart of Omaha! Enjoy the open living space with a large kitchen and closed patios off the front and back entrances. Parking pad out back! FHA Repairs were made to allow for FHA financing. Seller is a licensed Realtor in the state of NE.

5. 2026-04-06
   listed $175,000 New 257-char remark

   Show marketing remark (257 chars)

   Updated home in the heart of Omaha! Enjoy the open living space with a large kitchen and closed patios off the front and back entrances. Parking pad out back! FHA Repairs were made to allow for FHA financing. Seller is a licensed Realtor in the state of NE.

6. 2026-02-09
   historical
7. 2026-02-02
   price $1,599
8. 2026-01-30
   status Back On Market
9. 2026-01-30
   price $150,000
10. 2026-01-22
    status Pending
11. 2026-01-18
    status Back On Market
12. 2025-12-24
    status Pending
13. 2025-12-23
    listed $1,650
14. 2025-12-09
    price $160,000
15. 2025-12-04
    status Back On Market
16. 2025-10-20
    status Pending
17. 2025-10-10
    price $169,000
18. 2025-09-02
    listed $175,000 New
19. 2023-12-08
    historical $1,499
20. 2023-11-23
    price $1,499
21. 2023-10-26
    listed $1,575
22. 2023-10-26
    historical
23. 2023-09-14
    listed $185,000
24. 2023-08-28
    historical
25. 2023-07-28
    listed $145,000
26. 2022-04-13
    soldstatus $3,100,000
27. 2022-03-31
    soldstatus $125,000 Sold
28. 2022-02-23
    status Pending
29. 2022-02-13
    listed $125,000 Active - New
30. 2013-10-21
    soldstatus $23,127
31. 2013-10-07
    historical
32. 2013-10-02
    listed $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: $2,047 · $171/mo
• Projected year-2 tax: $2,764 · $230/mo
• Expected delta: +$717/yr (+$60/mo · 35.0%)

ⓘ 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 ≥103°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: $20,343
• − Mortgage interest: −$8,948
• − Property taxes: −$2,047
• − Insurance: −$799
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$4,647
• Taxable income: $647
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $3,017/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): 22,807
• Household income: $57,533
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1096.0

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 0.55)
• Race & ethnicity: White 60% Hispanic / Latino 29% Two or more races 11% Black 5% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Romanian 5% Lithuanian 3% Portuguese 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 73% English-only · Spanish 22% Arabic 1% Other Indo-European 1%

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: ▼ -234.93%
• Current HPI: 314.1884
• Rent YoY: ▲ 3.66%
• 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

+539.0% since first listed

32 events — show timeline

• 2026-05-07 Pending — GPRMLS
• 2026-04-26 Price Changed $159,750 GPRMLS
• 2026-04-15 Rental Removed $1,450 APPFOLIO
• 2026-04-14 Price Changed $165,000 GPRMLS
• 2026-04-06 Listed $175,000 GPRMLS
• 2026-02-09 Listing Removed — GPRMLS
• 2026-02-02 Price Changed $1,599 APPFOLIO
• 2026-01-30 Relisted — GPRMLS
• 2026-01-30 Price Changed $150,000 GPRMLS
• 2026-01-22 Pending — GPRMLS
• 2026-01-18 Relisted — GPRMLS
• 2025-12-24 Pending — GPRMLS
• 2025-12-23 Listed for Rent $1,650 APPFOLIO
• 2025-12-09 Price Changed $160,000 GPRMLS
• 2025-12-04 Relisted — GPRMLS
• 2025-10-20 Pending — GPRMLS
• 2025-10-10 Price Changed $169,000 GPRMLS
• 2025-09-02 Listed $175,000 GPRMLS
• 2023-12-08 Rental Removed $1,499 APPFOLIO
• 2023-11-23 Price Changed $1,499 APPFOLIO
• 2023-10-26 Listed for Rent $1,575 APPFOLIO
• 2023-10-26 Listing Removed — GPRMLS
• 2023-09-14 Listed $185,000 GPRMLS
• 2023-08-28 Listing Removed — GPRMLS
• 2023-07-28 Listed $145,000 GPRMLS
• 2022-04-13 Sold (Public Records) $3,100,000 Public Records
• 2022-03-31 Sold (MLS) $125,000 GPRMLS
• 2022-02-23 Pending — GPRMLS
• 2022-02-13 Listed $125,000 GPRMLS
• 2013-10-21 Sold (MLS) $23,127 GPRMLS
• 2013-10-07 Listing Removed — GPRMLS
• 2013-10-02 Listed $25,000 GPRMLS

Property tax history

+8.0%/yr

Latest (2025): $2,047 · +3.4% YoY. Source: county tax records.