4308 Grant St · Omaha, NE 68111

$250,000

10 bd · 4.0 ba · 4,392 sqft · Other public records · 215 Days on market

Built 1895 5,663 sqft lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Property Sold As-Is Yes, it is correct. 11 bedrooms and 4 bathrooms. The original home was built in 1895. It has 5 bedrooms and 2 bathrooms. The addition is connected and has 6 bedrooms, 2 bathrooms, and a living room. Solid structure with concrete floors and walls, a central stairway with a metal handrail.This property could use some updating and some love, but could be an awesome property for a group of people. Think sober living, group home, short-term rental, student living, or religious group housing. So much space! Schedule a showing today!

Key facts

• 5,663 sq ft lot
• Garage
• Built 1895

What this means for you Summary

Snapshot

• This is a 10-bed/4.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (18.7% below list).
• Recommended offer: $203k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Zoned schools: King Elementary School (math 8% / reading 12%, grade F, #494 of 502 statewide, top 99%, 326 students, 0% FRL); Monroe Middle School (math 8% / reading 15%, grade F, #127 of 128 statewide, top 99%, 769 students, 0% FRL); Benson High School (math 9% / reading 12%, grade F, #257 of 261 statewide, top 98%, 1,570 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.
• Zoned-school proficiency averages 11% at this address vs 24% district-wide (-13 pts) — the specific schools serving this property underperform the Omaha Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 140 active listings in the ZIP; 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 $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.
• 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 215 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $150k; list at $250k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $203,240 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.81% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 10.3

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: 21.9%
• Equity multiple: 2.77×
• Total profit: $124,069
• Equity at exit: $225,220

10-year hold

• IRR: 19.8%
• Equity multiple: 6.38×
• Total profit: $376,361
• Equity at exit: $485,695

Cash invested: $70,000 (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 68111

• Home prices YoY: 4.0%
• Rents YoY: 3.2%
• Active inventory: 140
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,032 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$388 /mo · $4,662/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-198

Break-even live

Break-even rent $2,283

Max offer price $215,008

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-127	+0% $-198	+5% $-269	+10% $-340
Rent	-10% $-359	-5% $-278	+0% $-198	+5% $-118	+10% $-38
Rate	-1.0pp $-72	-0.5pp $-134	base $-198	+0.5pp $-263	+1.0pp $-329

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $250,000 Active 215 DOM
2. 2026-06-18
   days on market $250,000 Active 212 DOM
3. 2026-06-17
   days on market $250,000 Active 211 DOM
4. 2026-06-16
   days on market $250,000 Active 210 DOM
5. 2026-06-15
   days on market $250,000 Active 209 DOM
6. 2026-06-13
   days on market $250,000 Active 207 DOM
7. 2026-06-10
   days on market $250,000 Active 204 DOM
8. 2026-06-09
   days on market $250,000 Active 203 DOM
9. 2026-06-08
   days on market $250,000 Active 202 DOM
10. 2026-06-07
    days on market $250,000 Active 201 DOM
11. 2026-06-03
    days on market $250,000 Active 197 DOM
12. 2026-06-03
    days on market $250,000 Active 196 DOM
13. 2026-06-01
    days on market $250,000 Active 195 DOM
14. 2026-06-01
    days on market $250,000 Active 194 DOM
15. 2025-11-11
    listed $250,000 New 552-char remark

    Show marketing remark (552 chars)

    Property Sold As-Is Yes, it is correct. 11 bedrooms and 4 bathrooms. The original home was built in 1895. It has 5 bedrooms and 2 bathrooms. The addition is connected and has 6 bedrooms, 2 bathrooms, and a living room. Solid structure with concrete floors and walls, a central stairway with a metal handrail.This property could use some updating and some love, but could be an awesome property for a group of people. Think sober living, group home, short-term rental, student living, or religious group housing. So much space! Schedule a showing today!

16. 2025-05-19
    historical
17. 2024-11-19
    historical
18. 2024-11-18
    listed $289,900 New
19. 2024-09-17
    price $299,000
20. 2024-08-14
    price $379,900
21. 2024-06-17
    listed $399,900 New
22. 2015-01-20
    soldstatus $150,000
23. 2015-01-15
    soldstatus $150,000
24. 2014-12-22
    historical
25. 2014-11-21
    listed $150,000

ⓘ 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: $4,662 · $388/mo
• Projected year-2 tax: $4,662 · $388/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥104°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: $24,389
• − Mortgage interest: −$14,004
• − Property taxes: −$4,662
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$7,273
• Taxable loss: −$6,702
• Est. tax savings @ 24.0%: +$1,608
• After-tax cash flow: $-769/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

+66.7% since first listed

11 events — show timeline

• 2025-11-11 Listed $250,000 GPRMLS
• 2025-05-19 Listing Removed — GPRMLS
• 2024-11-19 Listing Removed — GPRMLS
• 2024-11-18 Listed $289,900 GPRMLS
• 2024-09-17 Price Changed $299,000 GPRMLS
• 2024-08-14 Price Changed $379,900 GPRMLS
• 2024-06-17 Listed $399,900 GPRMLS
• 2015-01-20 Sold (Public Records) $150,000 Public Records
• 2015-01-15 Sold (MLS) $150,000 GPRMLS
• 2014-12-22 Listing Removed — GPRMLS
• 2014-11-21 Listed $150,000 GPRMLS

Property tax history

+3.8%/yr

Latest (2025): $4,662 · -2.5% YoY. Source: county tax records.