3715 Seward St · Omaha, NE 68111

$145,000

2 bd · 1.0 ba · 1,106 sqft · Other public records · 1 Days on market

Built 1925 4,792 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 +15.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Investor's dream! 1.5 story w/ large 1/2 story upstairs, new roof, newer plumbing, electrical, and large parking pad. Close to UNMC & Creighton. Sold as-is.

Key facts

• Front deck
• Finished attic space
• Unfinished basement

Tags

• FINISHED ATTIC SPACE
• STAINLESS STEEL APPLIANCES
• FRONT DECK
• BACK PATIO
• FULLY FENCED BACKYARD
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: No garage
• Security: Security system
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Built in 1925; Not new / not a model
• Construction: Block foundation; Composition roof
• Exterior features: Porch, patio and deck; Full fencing; City lot with public sidewalk; level; Lot approximately 40 x 130 (about 0.11 acre)

Interior

• Kitchen: Porcelain tile in kitchen; Range; Refrigerator; Microwave; Dishwasher
• Bedrooms: Master bedroom on main floor with wood flooring and ceiling fan; Second bedroom on main floor with wood flooring and ceiling fan; Third bedroom on 2nd floor with wall-to-wall carpeting
• Flooring: Wood flooring; Carpet; Porcelain tile
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air; Window unit(s)
• Interior features: Security system; Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $61 ($736/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 $127k (12.7% below list).
• Recommended offer: $127k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Franklin Elementary School (math 12% / reading 22%, grade F, #471 of 502 statewide, top 95%, 275 students, 0% FRL); Lewis & Clark Middle School (math 23% / reading 35%, grade F, #115 of 128 statewide, top 90%, 860 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: Rents rising (+3.2%/yr); 139 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.2% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.
• Current owner paid $55k; list at $145k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,534 (12.7% below list)

Questions for the listing agent

1. Built in 1925 — 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: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.22% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 3.05×
• Total profit: $83,139
• Equity at exit: $130,627

10-year hold

• IRR: 22.6%
• Equity multiple: 6.97×
• Total profit: $242,293
• Equity at exit: $281,703

Cash invested: $40,600 (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 68111

• Home prices YoY: 4.0%
• Rents YoY: 3.2%
• Active inventory: 139
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$760
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $61

Break-even live

Break-even rent $1,188

Max offer price $145,000

Occupancy floor 90%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3430 Seward St Omaha, NE	3.0	1.0	1371	$1,695	$1.24	14d	1	0.20mi
1004 Glenwood Ave Unit 2 Omaha, NE	3.0	1.5	1000	$1,500	$1.50	2d	1	0.31mi
4102 Hamilton St Unit 014 Omaha, NE	2.0	1.0	811	$1,120	$1.38	23d	1	0.39mi
4102 Hamilton St Omaha, NE	2.0	1.0	811	$1,120	$1.38	2d	1	0.39mi
1407 N 31st St Omaha, NE	2.0	1.0	1040	$1,395	$1.34	2d	1	0.53mi
3502 Lake St Omaha, NE	2.0	1.0	974	$995	$1.02	2d	1	0.56mi
828 N 41st Ave Omaha, NE	2.0	1.0	1264	$1,700	$1.34	14d	1	0.60mi
4201 Cuming St Omaha, NE	2.0	1.0	1272	$1,350	$1.06	2d	1	0.62mi
3518 California St Unit 3518/01 Omaha, NE	1.0	1.0	780	$795	$1.02	23d	1	0.63mi
3910 Cass St Unit 306 Omaha, NE	1.0	1.0	700	$895	$1.28	2d	1	0.71mi
3918 Cass St Apt 205 Omaha, NE	1.0	1.0	700	$995	$1.42	43d	1	0.72mi
3918 Cass St Unit 212 Omaha, NE	1.0	1.0	700	$895	$1.28	2d	1	0.72mi
428 N 40th St Omaha, NE	1.0	1.0	675	$1,010	$1.50	23d	2	0.76mi
4178 Cass St Unit C Omaha, NE	1.0	1.0	700	$750	$1.07	43d	1	0.81mi
2929 California St Omaha, NE	1.0–4.0	1.0–3.0	1280	$1,890	$1.48	2d	118	0.90mi
1111 N 27th St Omaha, NE	1.0–2.0	1.0	941	$1,200	$1.28	43d	11	0.91mi
4410 Cass St Omaha, NE	2.0	1.0	864	$1,500	$1.74	23d	1	0.91mi
2625 Nicholas Ct Unit 2625NA Omaha, NE	2.0	1.0	1042	$1,250	$1.20	23d	1	0.92mi
2619 Nicholas Ct Unit 2619ND Omaha, NE	2.0	1.0	1042	$1,250	$1.20	19d	1	0.94mi
3212 N 39th St Omaha, NE	1.0	1.0	1025	$785	$0.77	23d	1	0.94mi
2613 Nicholas Ct Unit 2613NC Omaha, NE	2.0	1.0	1042	$1,250	$1.20	2d	1	0.95mi
2613 Nicholas Ct Unit 2613NA Omaha, NE	1.0	1.0	840	$925	$1.10	2d	1	0.95mi
2623 Izard Ct Unit 2623IZE Omaha, NE	2.0	1.0	1042	$1,100	$1.06	43d	1	0.95mi
640 N 46th St Omaha, NE	1.0	1.0	700	$799	$1.14	43d	1	0.96mi
640 N 46th St #2 Omaha, NE	1.0	1.0	700	$799	$1.14	23d	1	0.96mi
128 N 40th St Omaha, NE	1.0–2.0	1.0	775	$1,175	$1.52	21d	3	0.97mi
4821 Nicholas St Omaha, NE	2.0	1.0	740	$1,100	$1.49	23d	1	0.97mi
4821 Nicholas St Apt 2 Omaha, NE	2.0	1.0	720	$1,100	$1.53	43d	1	0.97mi
105 N 38th St Apt 18 Omaha, NE	2.0	1.0	975	$950	$0.97	43d	1	0.97mi
2575 Nicholas Ct Unit 2575NB Omaha, NE	1.0	1.0	840	$925	$1.10	19d	1	0.98mi
210 N 32nd Ave Unit 4 Omaha, NE	2.0	1.0	800	$900	$1.12	10d	1	0.98mi
1306 N 48th Ave Unit 1313258 Omaha, NE	2.0	1.0	994	$875	$0.88	2d	1	0.98mi
2605 Izard Ct Unit 2605IZA Omaha, NE	2.0	1.0	1042	$1,250	$1.20	43d	1	0.98mi
2575 Irving Ct Unit 2575IRB Omaha, NE	2.0	1.0	1042	$1,250	$1.20	19d	1	0.98mi
2575 Irving Ct Unit 2575IRF Omaha, NE	2.0	1.0	1042	$1,100	$1.06	19d	1	0.98mi
2569 Nicholas Ct Unit 2569NC Omaha, NE	2.0	1.0	1042	$1,100	$1.06	19d	1	0.98mi
120 N 40th St Omaha, NE	3.0	1.0	1264	$1,745	$1.38	23d	1	0.98mi
2579 Izard Ct Unit 2579IZD Omaha, NE	2.0	1.0	1042	$1,100	$1.06	43d	1	0.99mi
3412 Dodge St Unit 102-3412 Omaha, NE	1.0	1.0	925	$1,395	$1.51	23d	1	0.99mi
3412 Dodge St Unit 307-3412 Omaha, NE	1.0	1.0	950	$1,295	$1.36	11d	1	1.00mi

Listing history 10 events

1. 2026-05-29
   status Pending
2. 2026-05-28
   listed $145,000 New
3. 2016-07-05
   soldstatus $55,000
4. 2016-07-01
   soldstatus $55,000 Sold 160-char remark

   Show marketing remark (160 chars)

   Investor's dream! 1.5 story w/ large 1/2 story upstairs, new roof, newer plumbing, electrical, and large parking pad. Close to UNMC & Creighton. Sold as-is.

5. 2016-04-29
   status Pending 160-char remark

   Show marketing remark (160 chars)

   Investor's dream! 1.5 story w/ large 1/2 story upstairs, new roof, newer plumbing, electrical, and large parking pad. Close to UNMC & Creighton. Sold as-is.

6. 2016-03-14
   listed $59,500 Active - New 160-char remark

   Show marketing remark (160 chars)

   Investor's dream! 1.5 story w/ large 1/2 story upstairs, new roof, newer plumbing, electrical, and large parking pad. Close to UNMC & Creighton. Sold as-is.

7. 2016-03-14
   historical

   Show marketing remark (160 chars)

   Investor's dream! 1.5 story w/ large 1/2 story upstairs, new roof, newer plumbing, electrical, and large parking pad. Close to UNMC & Creighton. Sold as-is.

8. 2016-01-25
   price $59,500
9. 2015-12-08
   price $64,500
10. 2015-11-10
    listed $67,500 Active - New

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $2,508 · $209/mo
• Expected delta: +$1,099/yr (+$92/mo · 78.0%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,184
• − Mortgage interest: −$8,122
• − Property taxes: −$1,409
• − Insurance: −$725
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$4,218
• Taxable loss: −$1,720
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $1,149/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): 24,210
• Household income: $42,185
• Rent vs Own: 60.3% rent · 39.7% own
• Severe rent burden: 1913.0

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 0.65)
• Race & ethnicity: Black 52% Hispanic / Latino 21% White 17% Two or more races 15% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Ukrainian 3% Lithuanian 0%
• Foreign-born: 14% · Canada, Philippines
• Languages at home: 75% English-only · Spanish 16% Other Asian/Pacific 3% French/Haitian/Cajun 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: ▲ 13.82%
• Current HPI: 358.7174
• Rent YoY: ▲ 3.22%
• 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

+114.8% since first listed

10 events — show timeline

• 2026-05-29 Pending — GPRMLS
• 2026-05-28 Listed $145,000 GPRMLS
• 2016-07-05 Sold (Public Records) $55,000 Public Records
• 2016-07-01 Sold (MLS) $55,000 GPRMLS
• 2016-04-29 Pending — GPRMLS
• 2016-03-14 Listed $59,500 GPRMLS
• 2016-03-14 Listing Removed — GPRMLS
• 2016-01-25 Price Changed $59,500 GPRMLS
• 2015-12-08 Price Changed $64,500 GPRMLS
• 2015-11-10 Listed $67,500 GPRMLS

Property tax history

+3.1%/yr

Latest (2025): $1,409 · +0.8% YoY. Source: county tax records.