3833 Parker St · Omaha, NE 68111

$249,900

None bd · None ba · 2,520 sqft · MultiFamily · 90 Days on market

Built 1905 6,500 sqft lot $99/sqft · at area comps Est $259k · at est.

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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 +25.2/30.0
• Appreciation +10.0/10.0
• ARV discount +9.1/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Fully remodeled duplex offering an excellent investment opportunity! The east unit features 2 bedrooms and 1 full bathroom, with an updated kitchen, formal dining room, and spacious living room on the main level. Upstairs, you’ll find two generously sized bedrooms and a full bath. The basement provides laundry access along with abundant storage space. The west unit offers a similar layout, including an updated kitchen, formal dining room, and living room on the main level. The upper level includes 3 bedrooms and a full bathroom, making it ideal for larger households. Both units showcase refinished hardwood floors, fresh paint, and numerous updates throughout making this a true turnkey property. Don’t miss this opportunity to own a fully updated duplex with strong income potential. Schedule your private showing today!

Key facts

• Remodeled duplex
• Formal dining room
• Updated kitchen

Tags

• REMODELED DUPLEX
• UPDATED KITCHEN
• FORMAL DINING ROOM
• SPACIOUS LIVING ROOM
• ABUNDANT STORAGE SPACE
• REFINISHED HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive. Per door: $279/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (+3.2%/yr); 139 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• At $2,893/mo this rent would consume 82% of the median local household income ($42k/yr) (locally 1913% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $50k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $250k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $234,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $259,353
• List price: $249,900
• Delta: -3.64%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1711 Military Ave	0.42mi	4/2.0	2,366 (-6%)	15mo	$195,000	$82	58
828 N 41 Ave	0.69mi	4/2.0	2,528 (+0%)	13mo	$265,000	$105	56
831 N 42nd St	0.69mi	—/—	2,808 (+11%)	20mo	$240,000	$85	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 31.4%
• Equity multiple: 3.46×
• Total profit: $172,357
• Equity at exit: $225,130

10-year hold

• IRR: 27.2%
• Equity multiple: 7.87×
• Total profit: $480,992
• Equity at exit: $485,501

Cash invested: $69,972 (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: 15.1×

Monthly cashflow live

• Estimated rent: $2,893 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $558

Break-even live

Break-even rent $2,186

Max offer price $249,900

Occupancy floor 76%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,377
1× unit	3	1	$1,517
Total (2 units)			$2,893

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 N 33rd St Omaha, NE	3.0	2.0	2370	$1,650	$0.70	14d	1	0.92mi
620 N 46th St Omaha, NE	3.0	2.5	2410	$3,497	$1.45	43d	1	1.06mi
2929 California St Omaha, NE	1.0–4.0	1.0–3.0	1280	$1,890	$1.48	3d	118	1.12mi
5011 Miami St Omaha, NE	3.0	3.0	2180	$2,200	$1.01	43d	1	1.16mi
106 S 36th St Omaha, NE	3.0	3.0	1750	$2,275	$1.30	3d	1	1.23mi
411 S 38th Ave Omaha, NE	3.0	3.0	1872	$1,995	$1.07	43d	1	1.39mi

Listing history 23 events

1. 2026-06-18
   days on market $249,900 Active 90 DOM
2. 2026-06-17
   days on market $249,900 Active 89 DOM
3. 2026-06-16
   days on market $249,900 Active 88 DOM
4. 2026-06-15
   days on market $249,900 Active 87 DOM
5. 2026-06-13
   days on market $249,900 Active 85 DOM
6. 2026-06-10
   days on market $249,900 Active 82 DOM
7. 2026-06-09
   days on market $249,900 Active 81 DOM
8. 2026-06-08
   days on market $249,900 Active 80 DOM
9. 2026-06-07
   days on market $249,900 Active 79 DOM
10. 2026-06-03
    days on market $249,900 Active 75 DOM
11. 2026-06-03
    days on market $249,900 Active 74 DOM
12. 2026-06-01
    days on market $249,900 Active 73 DOM
13. 2026-06-01
    days on market $249,900 Active 72 DOM
14. 2026-05-15
    price $249,900 844-char remark

    Show marketing remark (844 chars)

    Fully remodeled duplex offering an excellent investment opportunity! The east unit features 2 bedrooms and 1 full bathroom, with an updated kitchen, formal dining room, and spacious living room on the main level. Upstairs, you’ll find two generously sized bedrooms and a full bath. The basement provides laundry access along with abundant storage space. The west unit offers a similar layout, including an updated kitchen, formal dining room, and living room on the main level. The upper level includes 3 bedrooms and a full bathroom, making it ideal for larger households. Both units showcase refinished hardwood floors, fresh paint, and numerous updates throughout making this a true turnkey property. Don’t miss this opportunity to own a fully updated duplex with strong income potential. Schedule your private showing today!

15. 2026-05-06
    price $274,900 844-char remark

    Show marketing remark (844 chars)

    Fully remodeled duplex offering an excellent investment opportunity! The east unit features 2 bedrooms and 1 full bathroom, with an updated kitchen, formal dining room, and spacious living room on the main level. Upstairs, you’ll find two generously sized bedrooms and a full bath. The basement provides laundry access along with abundant storage space. The west unit offers a similar layout, including an updated kitchen, formal dining room, and living room on the main level. The upper level includes 3 bedrooms and a full bathroom, making it ideal for larger households. Both units showcase refinished hardwood floors, fresh paint, and numerous updates throughout making this a true turnkey property. Don’t miss this opportunity to own a fully updated duplex with strong income potential. Schedule your private showing today!

16. 2026-04-20
    price $280,000 844-char remark

    Show marketing remark (844 chars)

    Fully remodeled duplex offering an excellent investment opportunity! The east unit features 2 bedrooms and 1 full bathroom, with an updated kitchen, formal dining room, and spacious living room on the main level. Upstairs, you’ll find two generously sized bedrooms and a full bath. The basement provides laundry access along with abundant storage space. The west unit offers a similar layout, including an updated kitchen, formal dining room, and living room on the main level. The upper level includes 3 bedrooms and a full bathroom, making it ideal for larger households. Both units showcase refinished hardwood floors, fresh paint, and numerous updates throughout making this a true turnkey property. Don’t miss this opportunity to own a fully updated duplex with strong income potential. Schedule your private showing today!

17. 2026-04-01
    price $290,000 844-char remark

    Show marketing remark (844 chars)

    Fully remodeled duplex offering an excellent investment opportunity! The east unit features 2 bedrooms and 1 full bathroom, with an updated kitchen, formal dining room, and spacious living room on the main level. Upstairs, you’ll find two generously sized bedrooms and a full bath. The basement provides laundry access along with abundant storage space. The west unit offers a similar layout, including an updated kitchen, formal dining room, and living room on the main level. The upper level includes 3 bedrooms and a full bathroom, making it ideal for larger households. Both units showcase refinished hardwood floors, fresh paint, and numerous updates throughout making this a true turnkey property. Don’t miss this opportunity to own a fully updated duplex with strong income potential. Schedule your private showing today!

18. 2026-03-22
    status Active 844-char remark

    Show marketing remark (844 chars)

    Fully remodeled duplex offering an excellent investment opportunity! The east unit features 2 bedrooms and 1 full bathroom, with an updated kitchen, formal dining room, and spacious living room on the main level. Upstairs, you’ll find two generously sized bedrooms and a full bath. The basement provides laundry access along with abundant storage space. The west unit offers a similar layout, including an updated kitchen, formal dining room, and living room on the main level. The upper level includes 3 bedrooms and a full bathroom, making it ideal for larger households. Both units showcase refinished hardwood floors, fresh paint, and numerous updates throughout making this a true turnkey property. Don’t miss this opportunity to own a fully updated duplex with strong income potential. Schedule your private showing today!

19. 2026-03-21
    historical 844-char remark

    Show marketing remark (844 chars)

    Fully remodeled duplex offering an excellent investment opportunity! The east unit features 2 bedrooms and 1 full bathroom, with an updated kitchen, formal dining room, and spacious living room on the main level. Upstairs, you’ll find two generously sized bedrooms and a full bath. The basement provides laundry access along with abundant storage space. The west unit offers a similar layout, including an updated kitchen, formal dining room, and living room on the main level. The upper level includes 3 bedrooms and a full bathroom, making it ideal for larger households. Both units showcase refinished hardwood floors, fresh paint, and numerous updates throughout making this a true turnkey property. Don’t miss this opportunity to own a fully updated duplex with strong income potential. Schedule your private showing today!

20. 2026-03-04
    listed $299,900 New 844-char remark

    Show marketing remark (844 chars)

    Fully remodeled duplex offering an excellent investment opportunity! The east unit features 2 bedrooms and 1 full bathroom, with an updated kitchen, formal dining room, and spacious living room on the main level. Upstairs, you’ll find two generously sized bedrooms and a full bath. The basement provides laundry access along with abundant storage space. The west unit offers a similar layout, including an updated kitchen, formal dining room, and living room on the main level. The upper level includes 3 bedrooms and a full bathroom, making it ideal for larger households. Both units showcase refinished hardwood floors, fresh paint, and numerous updates throughout making this a true turnkey property. Don’t miss this opportunity to own a fully updated duplex with strong income potential. Schedule your private showing today!

21. 2007-03-27
    soldstatus $78,000 301-char remark

    Show marketing remark (301 chars)

    Stately, sturdy brick duplex in excellent condition. Built for the purpose. Roof, gutters & deck are 3 yrs old. Central air, furnace and water heaters new in 2000 for both units. Good sized bedrooms & huge closets. new carpet, paint & wood floors recently re-done. Please see for yourself.

22. 2007-02-19
    historical 301-char remark

    Show marketing remark (301 chars)

    Stately, sturdy brick duplex in excellent condition. Built for the purpose. Roof, gutters & deck are 3 yrs old. Central air, furnace and water heaters new in 2000 for both units. Good sized bedrooms & huge closets. new carpet, paint & wood floors recently re-done. Please see for yourself.

23. 2007-01-17
    listed $79,950 301-char remark

    Show marketing remark (301 chars)

    Stately, sturdy brick duplex in excellent condition. Built for the purpose. Roof, gutters & deck are 3 yrs old. Central air, furnace and water heaters new in 2000 for both units. Good sized bedrooms & huge closets. new carpet, paint & wood floors recently re-done. Please see for yourself.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥105°F today · 13 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: $34,716
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,777
• − Management: −$2,777
• − Depreciation: −$7,270
• Taxable income: $2,895
• Est. tax owed @ 24.0%: −$695
• After-tax cash flow: $6,007/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

+212.6% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $249,900 GPRMLS
• 2026-05-06 Price Changed $274,900 GPRMLS
• 2026-04-20 Price Changed $280,000 GPRMLS
• 2026-04-01 Price Changed $290,000 GPRMLS
• 2026-03-22 Relisted — GPRMLS
• 2026-03-21 Listing Removed — GPRMLS
• 2026-03-04 Listed $299,900 GPRMLS
• 2007-03-27 Sold (MLS) $78,000 GPRMLS
• 2007-02-19 Listing Removed — GPRMLS
• 2007-01-17 Listed $79,950 GPRMLS