1775 S 9 St · Omaha, NE 68108

$169,000

2 bd · 1.0 ba · 880 sqft · Other public records · 81 Days on market

Built 1895 3,625 sqft lot $192/sqft · 45% above area Est $223k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Livability +4.2/5.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready and Priced to Move Fast! Completely updated 4 bedroom, 2 bathroom house with new interior & exterior paint, flooring, bathrooms, kitchen, & added bedrooms in the basement. This charming house enters through a covered porch into a large living room with access to updated kitchen, two bedrooms on the main floor, & a bathroom. The basement has more living space, two bedrooms, & another bathroom along with laundry. Check out this home today!

Key facts

• 3,625 sq ft lot
• Built 1895
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $169k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (22.8% below list).
• Recommended offer: $130k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 flat; 73 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

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 81 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 18y 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 $94k; list at $169k implies a 80% 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 $130,417 (22.8% 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 81 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 10.8

CMA / ARV

• ARV (median comp): $223,108
• List price: $169,000
• Delta: -24.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.2%
• Equity multiple: 0.22×
• Total profit: $-36,995
• Equity at exit: $25,198

10-year hold

• IRR: -24.5%
• Equity multiple: -0.10×
• Total profit: $-51,884
• Equity at exit: $14,612

Cash invested: $47,320 (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: 73
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$886
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-108

Break-even live

Break-even rent $1,440

Max offer price $150,005

Occupancy floor —

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1910 1/2 S 8th St Omaha, NE	2.0	1.0	1116	$1,350	$1.21	2d	1	0.11mi
2011 S 7th St Omaha, NE	2.0	1.0	750	$975	$1.30	14d	1	0.15mi
1937 S 12th St Unit 3 Omaha, NE	1.0	1.0	700	$620	$0.89	2d	1	0.18mi
1730 S 11th St Unit 22 Omaha, NE	1.0	1.0	610	$1,075	$1.76	2d	1	0.20mi
1730 S 11th St Unit 35 Omaha, NE	1.0	1.0	610	$1,075	$1.76	43d	1	0.20mi
1517 S 8th St Omaha, NE	1.0–2.0	1.0–2.0	865	$2,000	$2.31	1d	90	0.30mi
1911 S 14th St Unit 1 Omaha, NE	2.0	1.0	836	$1,000	$1.20	43d	1	0.34mi
1440 S 13th St Unit 203 Omaha, NE	1.0	1.0	641	$1,290	$2.01	23d	1	0.42mi
1440 S 13th St Unit 205 Omaha, NE	1.0	1.0	650	$1,300	$2.00	23d	1	0.42mi
1440 S 13th St Omaha, NE	2.0	1.0–2.0	707	$1,860	$2.63	43d	6	0.42mi
1440 S 13th St Omaha, NE	1.0	1.0	645	$1,295	$2.01	10d	2	0.42mi
1323 S 12th St Omaha, NE	1.0–2.0	1.0–2.0	958	$2,100	$2.19	1d	1	0.44mi
2612 S 12th St Omaha, NE	3.0	2.0	1100	$2,100	$1.91	14d	1	0.44mi
1311 S 9th St Omaha, NE	1.0	1.0	743	$1,350	$1.82	1d	37	0.47mi
1402 S 13th St Unit 2 Omaha, NE	1.0	1.0	589	$725	$1.23	43d	1	0.48mi
913 Forest Ave Unit 913-1 Omaha, NE	2.0	2.0	1100	$1,695	$1.54	14d	1	0.50mi
815 Pierce St Omaha, NE	3.0	1.0	968	$1,500	$1.55	14d	1	0.54mi
815 Pierce St Omaha, NE	3.0	1.0	968	$1,500	$1.55	23d	1	0.54mi
815 Pierce St Omaha, NE	3.0	1.0	968	$1,500	$1.55	43d	1	0.54mi
925 Pierce St Unit 112 Omaha, NE	2.0	2.0	1086	$1,795	$1.65	2d	1	0.55mi
925 Pierce St Unit 223 Omaha, NE	2.0	1.0	1056	$1,600	$1.52	23d	1	0.55mi
925 Pierce St Unit 123 Omaha, NE	2.0	1.0	1056	$1,895	$1.79	43d	1	0.55mi
925 Pierce St Apt 219 Omaha, NE	1.0	1.0	715	$1,395	$1.95	2d	1	0.55mi
1618 Martha St Unit 2 (Top) Omaha, NE	3.0	1.0	1117	$1,150	$1.03	43d	1	0.55mi
2416 S 16th St Unit 2426 Omaha, NE	1.0	1.0	1005	$850	$0.85	23d	1	0.56mi
1233 1/2 S 14th St Omaha, NE	1.0	1.0	576	$1,000	$1.74	43d	1	0.57mi
1416 S 16th St Unit 105 Omaha, NE	1.0	1.0	900	$925	$1.03	2d	1	0.60mi
1009 Leavenworth St Omaha, NE	1.0–2.0	1.0	875	$1,200	$1.37	2d	3	0.84mi
415 Leavenworth St Omaha, NE	1.0–2.0	1.0–2.0	881	$2,395	$2.72	1d	38	0.90mi
802 S 14th St Omaha, NE	1.0–2.0	1.0–1.5	779	$1,132	$1.45	2d	3	0.91mi
1508 Marcy St Omaha, NE	1.0	1.0–1.5	839	$1,595	$1.90	21d	4	0.91mi
1318 Jones St Unit 204 Omaha, NE	1.0	1.0	1066	$1,300	$1.22	14d	1	0.99mi
1213 Jackson St Omaha, NE	1.0	1.0	600	$839	$1.40	14d	1	1.01mi
1323 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	1169	$1,545	$1.32	2d	3	1.02mi
1109 S 22nd St Omaha, NE	1.0	1.0	800	$1,100	$1.38	43d	1	1.04mi
1501 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	975	$1,799	$1.84	2d	9	1.07mi
601 S 16th St Omaha, NE	1.0–2.0	1.0	750	$975	$1.30	2d	2	1.08mi
424 S 12th St Omaha, NE	1.0	1.0	937	$1,480	$1.58	2d	4	1.11mi
1115 Harney St Unit 301 Omaha, NE	1.0	1.0	700	$1,125	$1.61	23d	1	1.13mi
1115 Harney St Omaha, NE	1.0	1.0	712	$1,195	$1.68	11d	2	1.13mi

Listing history 50 events

1. 2026-06-18
   days on market $169,000 Active 81 DOM
2. 2026-06-17
   days on market $169,000 Active 80 DOM
3. 2026-06-16
   days on market $169,000 Active 79 DOM
4. 2026-06-15
   days on market $169,000 Active 78 DOM
5. 2026-06-13
   days on market $169,000 Active 76 DOM
6. 2026-06-10
   days on market $169,000 Active 73 DOM
7. 2026-06-09
   days on market $169,000 Active 72 DOM
8. 2026-06-08
   days on market $169,000 Active 71 DOM
9. 2026-06-07
   days on market $169,000 Active 70 DOM
10. 2026-06-03
    days on market $169,000 Active 66 DOM
11. 2026-06-03
    days on market $169,000 Active 65 DOM
12. 2026-06-01
    days on market $169,000 Active 64 DOM
13. 2026-06-01
    days on market $169,000 Active 63 DOM
14. 2026-03-29
    listed $169,000 New 471-char remark

    Show marketing remark (471 chars)

    Move in Ready and Priced to Move Fast! Completely updated 4 bedroom, 2 bathroom house with new interior & exterior paint, flooring, bathrooms, kitchen, & added bedrooms in the basement. This charming house enters through a covered porch into a large living room with access to updated kitchen, two bedrooms on the main floor, & a bathroom. The basement has more living space, two bedrooms, & another bathroom along with laundry. Check out this home today!

15. 2026-03-29
    historical

    Show marketing remark (471 chars)

    Move in Ready and Priced to Move Fast! Completely updated 4 bedroom, 2 bathroom house with new interior & exterior paint, flooring, bathrooms, kitchen, & added bedrooms in the basement. This charming house enters through a covered porch into a large living room with access to updated kitchen, two bedrooms on the main floor, & a bathroom. The basement has more living space, two bedrooms, & another bathroom along with laundry. Check out this home today!

16. 2026-03-09
    listed $179,900 New
17. 2026-03-09
    historical
18. 2026-01-27
    listed $174,900 New
19. 2026-01-27
    historical
20. 2026-01-13
    listed $169,900 New
21. 2026-01-13
    historical
22. 2025-12-04
    listed $174,900 New
23. 2025-12-04
    historical
24. 2025-11-17
    price $179,900
25. 2025-11-06
    listed $185,000 New
26. 2025-11-04
    historical
27. 2025-10-28
    listed $199,250 New
28. 2025-10-28
    historical
29. 2025-10-24
    listed $199,400 New
30. 2025-10-24
    historical
31. 2025-10-18
    listed $199,900 New
32. 2025-06-12
    soldstatus $94,000
33. 2023-01-31
    soldstatus $100,000
34. 2023-01-27
    soldstatus $100,000 Sold
35. 2023-01-25
    status Pending
36. 2022-12-21
    listed $100,000 New
37. 2022-09-21
    historical
38. 2022-09-12
    price $111,500
39. 2022-08-30
    price $113,500
40. 2022-08-05
    price $115,000
41. 2022-06-23
    listed $120,000 Active - New
42. 2022-05-31
    historical
43. 2022-04-01
    price $129,000
44. 2022-03-09
    price $139,000
45. 2022-02-28
    listed $145,000 Active - New
46. 2022-02-28
    historical
47. 2022-02-11
    price $145,000
48. 2022-02-04
    listed $147,000 Active - New
49. 2008-07-01
    soldstatus $18,000
50. 2008-06-19
    historical

ⓘ 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: $2,174 · $181/mo
• Projected year-2 tax: $2,924 · $244/mo
• Expected delta: +$750/yr (+$62/mo · 34.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $15,650
• − Mortgage interest: −$9,467
• − Property taxes: −$2,174
• − Insurance: −$845
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$4,916
• Taxable loss: −$4,256
• Est. tax savings @ 24.0%: +$1,021
• After-tax cash flow: $-269/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): 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

+465.2% since first listed

38 events — show timeline

• 2026-03-29 Listing Removed — GPRMLS
• 2026-03-29 Listed $169,000 GPRMLS
• 2026-03-09 Listing Removed — GPRMLS
• 2026-03-09 Listed $179,900 GPRMLS
• 2026-01-27 Listing Removed — GPRMLS
• 2026-01-27 Listed $174,900 GPRMLS
• 2026-01-13 Listing Removed — GPRMLS
• 2026-01-13 Listed $169,900 GPRMLS
• 2025-12-04 Listing Removed — GPRMLS
• 2025-12-04 Listed $174,900 GPRMLS
• 2025-11-17 Price Changed $179,900 GPRMLS
• 2025-11-06 Listed $185,000 GPRMLS
• 2025-11-04 Listing Removed — GPRMLS
• 2025-10-28 Listing Removed — GPRMLS
• 2025-10-28 Listed $199,250 GPRMLS
• 2025-10-24 Listing Removed — GPRMLS
• 2025-10-24 Listed $199,400 GPRMLS
• 2025-10-18 Listed $199,900 GPRMLS
• 2025-06-12 Sold (Public Records) $94,000 Public Records
• 2023-01-31 Sold (Public Records) $100,000 Public Records
• 2023-01-27 Sold (MLS) $100,000 GPRMLS
• 2023-01-25 Pending — GPRMLS
• 2022-12-21 Listed $100,000 GPRMLS
• 2022-09-21 Listing Removed — GPRMLS
• 2022-09-12 Price Changed $111,500 GPRMLS
• 2022-08-30 Price Changed $113,500 GPRMLS
• 2022-08-05 Price Changed $115,000 GPRMLS
• 2022-06-23 Listed $120,000 GPRMLS
• 2022-05-31 Listing Removed — GPRMLS
• 2022-04-01 Price Changed $129,000 GPRMLS
• 2022-03-09 Price Changed $139,000 GPRMLS
• 2022-02-28 Listing Removed — GPRMLS
• 2022-02-28 Listed $145,000 GPRMLS
• 2022-02-11 Price Changed $145,000 GPRMLS
• 2022-02-04 Listed $147,000 GPRMLS
• 2008-07-01 Sold (MLS) $18,000 GPRMLS
• 2008-06-19 Listing Removed — GPRMLS
• 2008-04-15 Listed $29,900 GPRMLS

Property tax history

+9.7%/yr

Latest (2025): $2,174 · +115.8% YoY. Source: county tax records.