2467 S 3rd Street Plaza · Omaha, NE 68108

$99,000

2 bd · 1.5 ba · 1,538 sqft · Townhouse · 20 Days on market

Built 1966 Fair condition $575/mo HOA · 34% of rent

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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
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming townhouse in the desirable Village Green Cooperative, offering maintenance-free living in a prime location! Just minutes from the Interstate, Lauritzen Gardens, Henry Doorly Zoo, and the Old Market, this townhome combines comfort, convenience & value. The open-concept main floor features spacious living and dining areas that flows into the kitchen with ample cabinet and storage space. A few cosmetic updates, such as paint and flooring, could make a big impact while allowing you to add your personal touch. The main level also includes a 1/2 bath, laundry area, and a versatile rec room ideal for a second living space. Upstairs, you'll find two spacious bedrooms,

Key facts

• Green space
• Community park
• Walk in closets

Tags

• PRIME LOCATION
• OPEN CONCEPT MAIN FLOOR
• VERSATILE REC ROOM
• WALK IN CLOSETS
• COMMUNITY PARK
• GREEN SPACE

Property features AI

Finance

• HOA & community: Part of Village Green Townhomes association; Monthly HOA fee of $575; HOA covers exterior maintenance, grounds maintenance, clubhouse, insurance, common area maintenance, heat, water, trash, and management

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Townhouse; Two levels; Residential property, not new
• Construction: Built in 1966; Concrete perimeter foundation
• Exterior features: Front porch

Interior

• Kitchen: Kitchen located on the main floor
• Bedrooms: Master bedroom on 2nd floor; Additional bedroom(s) on 2nd floor; Living room on main floor; Dining area on main floor; Kitchen on main floor
• Bathrooms: Two bathrooms total (one full, one half); Main floor has a bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: No fireplaces; Basement: none

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $63 ($756/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• 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: Bancroft Elementary School (math 10% / reading 17%, grade F, #486 of 502 statewide, top 97%, 496 students, 0% FRL); Norris Middle School (math 11% / reading 16%, grade F, #126 of 128 statewide, top 98%, 1,187 students, 0% FRL); South High School (math 11% / reading 13%, grade F, #254 of 261 statewide, top 98%, 2,686 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 flat; 74 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 37% of the median local income ($54k/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 $684 of loan paydown is wiped out by about $3k 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 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.69% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $364,506
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2547 S 3rd Street Plaza	0.06mi	2/1.0	1,538 (0%)	13mo	$125,000	$81	85
1921 Dahlman Rows Plz	0.39mi	2/2.5	1,454 (-6%)	11mo	$344,000	$237	59
1502 S 10th St #108	0.73mi	2/2.0	1,577 (+2%)	2mo	$372,000	$236	58
1909 Dahlman Rows Plz	0.41mi	2/3.0	1,458 (-5%)	15mo	$349,000	$239	54
1903 S 7th St	0.42mi	2/2.5	1,338 (-13%)	4mo	$335,000	$250	52

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

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.45×
• Total profit: $-15,193
• Equity at exit: $14,761

10-year hold

• IRR: -15.7%
• Equity multiple: 0.26×
• Total profit: $-20,453
• Equity at exit: $8,560

Cash invested: $27,720 (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 68108

• Home prices YoY: -19.0%
• Rents YoY: 0.8%
• Active inventory: 74
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$575
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $63

Break-even live

Break-even rent $1,594

Max offer price $99,000

Occupancy floor 91%

Sensitivity live

Price	-10% $131	-5% $97	+0% $63	+5% $29	+10% $-5
Rent	-10% $-69	-5% $-3	+0% $63	+5% $129	+10% $195
Rate	-1.0pp $113	-0.5pp $88	base $63	+0.5pp $37	+1.0pp $11

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1919 Dahlman Rows Plz Omaha, NE	3.0	3.5	1800	$2,800	$1.56	16d	1	0.36mi
S 9th St Omaha, NE	2.0	1.0	1400	$1,400	$1.00	12d	1	0.37mi
1910 1/2 S 8th St Omaha, NE	2.0	1.0	1116	$1,350	$1.21	4d	1	0.45mi
1517 S 8th St Omaha, NE	1.0–2.0	1.0–2.0	865	$2,000	$2.31	3d	90	0.58mi
2612 S 12th St Omaha, NE	3.0	2.0	1100	$2,100	$1.91	16d	1	0.61mi
1912 S 12th St Omaha, NE	2.0	1.0	1400	$1,275	$0.91	4d	1	0.65mi
1322 S 6th St Unit 1322 Omaha, NE	2.0	2.0	1350	$1,270	$0.94	16d	1	0.67mi
2219 S 14th St Omaha, NE	3.0	2.0	1224	$1,380	$1.13	45d	1	0.70mi
1409 Vinton St Apt 2 Omaha, NE	2.0	1.0	1200	$1,200	$1.00	22d	1	0.75mi
913 Forest Ave Unit 913-1 Omaha, NE	2.0	2.0	1100	$1,695	$1.54	16d	1	0.81mi
1323 S 12th St Omaha, NE	1.0–2.0	1.0–2.0	958	$2,100	$2.19	3d	1	0.82mi
925 Pierce St Unit 223 Omaha, NE	2.0	1.0	1056	$1,600	$1.52	25d	1	0.86mi
925 Pierce St Unit 112 Omaha, NE	2.0	2.0	1086	$1,795	$1.65	4d	1	0.86mi
925 Pierce St Apt 414 Omaha, NE	2.0	2.0	1315	$2,995	$2.28	25d	1	0.86mi
925 Pierce St Unit 123 Omaha, NE	2.0	1.0	1056	$1,895	$1.79	45d	1	0.86mi
1116 S 9th St Omaha, NE	2.0	1.0	1400	$1,400	$1.00	25d	1	0.88mi
1618 Martha St Unit 2 (Top) Omaha, NE	3.0	1.0	1117	$1,150	$1.03	45d	1	0.91mi
1416 S 16th St Unit 101 Omaha, NE	2.0	2.0	1500	$1,550	$1.03	4d	1	1.02mi
415 Leavenworth St Omaha, NE	1.0–2.0	1.0–2.0	881	$2,395	$2.72	3d	38	1.05mi
905 S 10th Ct Omaha, NE	2.0	1.5	1176	$2,200	$1.87	45d	1	1.11mi
3124 S 21st St Omaha, NE	3.0	2.0	1325	$1,745	$1.32	20d	1	1.32mi
1318 Jones St Unit 204 Omaha, NE	1.0	1.0	1066	$1,300	$1.22	16d	1	1.33mi
1323 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	1169	$1,545	$1.32	4d	3	1.36mi
515 S 12th St Omaha, NE	1.0	1.5	1461	$1,995	$1.37	3d	1	1.37mi
1119 Howard St Unit 302 Omaha, NE	2.0	1.0	1500	$2,300	$1.53	45d	1	1.37mi
1102 S 20th St Omaha, NE	2.0	2.5	1570	$2,395	$1.53	25d	1	1.40mi
424 S 12th St Omaha, NE	1.0	1.0	937	$1,480	$1.58	4d	4	1.42mi
1501 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	975	$1,799	$1.84	4d	9	1.43mi

HOA detail

• Monthly dues: $575 · $6,900/yr

Listing history 13 events

1. 2026-06-21
   days on market $99,000 Active 20 DOM
2. 2026-06-18
   days on market $99,000 Active 17 DOM
3. 2026-06-17
   days on market $99,000 Active 16 DOM
4. 2026-06-16
   pricedays on market $99,000 Active 15 DOM
5. 2026-06-15
   days on market $110,000 Active 14 DOM
6. 2026-06-13
   days on market $110,000 Active 12 DOM
7. 2026-06-10
   days on market $110,000 Active 9 DOM
8. 2026-06-09
   days on market $110,000 Active 8 DOM
9. 2026-06-08
   days on market $110,000 Active 7 DOM
10. 2026-06-07
    statusdays on market $110,000 Active 6 DOM
11. 2026-06-03
    days on market $110,000 New 2 DOM
12. 2026-06-01
    remarks 695-char remark
13. 2026-06-01
    listed $110,000 New 1 DOM

ⓘ 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 ≥104°F today · 13 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: $20,084
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − HOA: −$6,900
• − Depreciation: −$2,880
• Taxable loss: −$435
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $861/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This townhouse is in fair condition with some cosmetic updates needed to enhance its curb appeal and value.

Repairs flagged

• Minor Paint — Wallpaper and walls need touch-up
• Minor Flooring — Carpeted floors could be replaced with hardwood
• Minor Kitchen cabinets — Dated cabinetry could be updated

Value-add opportunities

• Both Paint and wallpaper removal — Fresh paint and updated look
• Both New flooring — Hardwood floors would enhance curb appeal and value
• Both Kitchen cabinets — Modern cabinets would improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Wallpaper and walls need touch-up	Minor	$500–3,000
Flooring · Carpeted floors could be replaced with hardwood	Minor	$500–3,000
Kitchen cabinets · Dated cabinetry could be updated	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint and wallpaper removal — Fresh paint and updated look ↑
• Both New flooring — Hardwood floors would enhance curb appeal and value ↑
• Both Kitchen cabinets — Modern cabinets would improve functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 14,578
• Household income: $53,609
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 511.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 47% White 45% Two or more races 18% Black 2% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Romanian 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 21% · Canada
• Languages at home: 57% English-only · Spanish 40% Korean 2%

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: ▼ -75.17%
• Current HPI: 320.3596
• Rent YoY: ▲ 0.85%
• 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

1 event — show timeline

• 2026-06-01 Listed $110,000 GPRMLS