2420 S 8th St · Omaha, NE 68108

$109,900

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 21 Days on market

Built 1889 8,712 sqft lot Est $166k · 34% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.8/10.0
• Livability +4.2/5.0
• 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

House is part of a 14 house portfolio. Seller will consider selling individually or in smaller groups. Please contact agent for details. Tenant occupied. No showings without accompanying agent, permission and/ or accepted offer. 21929566 1324 S 20th St 21929568 1608 Z St 21929569 1723 S 19th St. 21929570 1725, 1725 1/2 S 19th St. 21929570 1726 S 18th St. 21929573 1912 S 12th St. 21929574 2047 N 48th Ave. 21929576 2135 Monroe St. 21929577 2420 S 8th St. 21929578 3042 S 19th St. 21929580 3046 S 19th St. 21929581 3457 Maple St. 21929583 5407 S 50th Ave.

Key facts

• 8,712 sq ft lot
• Built 1889
• Listed 21 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; Residential property; Not new / not a model; One-story (living area all above grade)
• Construction: Wood siding construction; Block foundation; Built in 1889
• Exterior features: Porch; Partial fencing; Lot up to 1/4 acre (approximately 0.2 acres, 60 x 150)

Interior

• Bedrooms: Master bedroom on main floor; Second bedroom on main floor
• Flooring: Carpet
• Bathrooms: One bathroom (main floor)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Carpet flooring; Unfinished basement (656 below-grade area)

🏷️ Possibly a rental listed for sale. The $109,900 price doesn't fit this home's estimated sale value (~$166,208) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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); R M Marrs Magnet Middle School (math 21% / reading 21%, grade F, #120 of 128 statewide, top 94%, 1,066 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 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 $760 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 21 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $110k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1889 — 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: 1.18% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $166,208
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1724 S 17th St	0.73mi	2/1.0	790 (+1%)	1mo	$147,000	$186	64
1902 S 14th St	0.53mi	2/1.0	872 (+11%)	1mo	$185,000	$212	55
401 Valley St	0.66mi	2/2.0	750 (-4%)	3mo	$168,500	$225	55
2933 S 18th St	0.71mi	2/1.0	896 (+14%)	4mo	$158,000	$176	40
808 Hickory St	0.46mi	3/1.0 (+1)	880 (+12%)	21mo	$195,000	$222	36
2222 & 2220 S 15th St	0.51mi	3/1.0 (+1)	900 (+15%)	18mo	$97,000	$108	32

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-604
• Equity at exit: $16,386

10-year hold

• IRR: 6.8%
• Equity multiple: 1.47×
• Total profit: $14,320
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$576
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $314

Break-even live

Break-even rent $905

Max offer price $109,900

Occupancy floor 71%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2612 S 12th St Omaha, NE	3.0	2.0	1100	$2,100	$1.91	14d	1	0.30mi
2011 S 7th St Omaha, NE	2.0	1.0	750	$975	$1.30	14d	1	0.30mi
1937 S 12th St Unit 3 Omaha, NE	1.0	1.0	700	$620	$0.89	2d	1	0.37mi
1910 1/2 S 8th St Omaha, NE	2.0	1.0	1116	$1,350	$1.21	2d	1	0.38mi
1730 S 11th St Unit 35 Omaha, NE	1.0	1.0	610	$1,075	$1.76	43d	1	0.45mi
1730 S 11th St Unit 22 Omaha, NE	1.0	1.0	610	$1,075	$1.76	2d	1	0.45mi
1911 S 14th St Unit 1 Omaha, NE	2.0	1.0	836	$1,000	$1.20	43d	1	0.52mi
2416 S 16th St Unit 2426 Omaha, NE	1.0	1.0	1005	$850	$0.85	23d	1	0.55mi
1517 S 8th St Omaha, NE	1.0–2.0	1.0–2.0	865	$2,000	$2.31	1d	90	0.57mi
1618 Martha St Unit 2 (Top) Omaha, NE	3.0	1.0	1117	$1,150	$1.03	43d	1	0.61mi
1440 S 13th St Omaha, NE	2.0	1.0–2.0	707	$1,860	$2.63	43d	6	0.67mi
1440 S 13th St Unit 205 Omaha, NE	1.0	1.0	650	$1,300	$2.00	23d	1	0.67mi
1440 S 13th St Omaha, NE	1.0	1.0	645	$1,295	$2.01	10d	2	0.67mi
1440 S 13th St Unit 203 Omaha, NE	1.0	1.0	641	$1,290	$2.01	23d	1	0.67mi
1323 S 12th St Omaha, NE	1.0–2.0	1.0–2.0	958	$2,100	$2.19	1d	1	0.71mi
1402 S 13th St Unit 2 Omaha, NE	1.0	1.0	589	$725	$1.23	43d	1	0.74mi
1311 S 9th St Omaha, NE	1.0	1.0	743	$1,350	$1.82	1d	37	0.74mi
913 Forest Ave Unit 913-1 Omaha, NE	2.0	2.0	1100	$1,695	$1.54	14d	1	0.78mi
815 Pierce St Omaha, NE	3.0	1.0	968	$1,500	$1.55	14d	1	0.82mi
815 Pierce St Omaha, NE	3.0	1.0	968	$1,500	$1.55	43d	1	0.82mi
815 Pierce St Omaha, NE	3.0	1.0	968	$1,500	$1.55	23d	1	0.82mi
925 Pierce St Unit 112 Omaha, NE	2.0	2.0	1086	$1,795	$1.65	2d	1	0.83mi
925 Pierce St Unit 123 Omaha, NE	2.0	1.0	1056	$1,895	$1.79	43d	1	0.83mi
925 Pierce St Unit 223 Omaha, NE	2.0	1.0	1056	$1,600	$1.52	23d	1	0.83mi
925 Pierce St Apt 219 Omaha, NE	1.0	1.0	715	$1,395	$1.95	2d	1	0.83mi
1416 S 16th St Unit 105 Omaha, NE	1.0	1.0	900	$925	$1.03	2d	1	0.83mi
1233 1/2 S 14th St Omaha, NE	1.0	1.0	576	$1,000	$1.74	43d	1	0.84mi
3810 S 13th St Omaha, NE	1.0–2.0	1.0	775	$1,000	$1.29	14d	3	0.93mi
2201 Vinton St Omaha, NE	2.0	1.0	890	$1,029	$1.16	2d	2	1.05mi
1009 Leavenworth St Omaha, NE	1.0–2.0	1.0	875	$1,200	$1.37	2d	3	1.12mi
2716 S 25th St Omaha, NE	2.0	1.0	1040	$1,250	$1.20	43d	1	1.14mi
415 Leavenworth St Omaha, NE	1.0–2.0	1.0–2.0	881	$2,395	$2.72	1d	38	1.15mi
1508 Marcy St Omaha, NE	1.0	1.0–1.5	839	$1,595	$1.90	21d	4	1.18mi
802 S 14th St Omaha, NE	1.0–2.0	1.0–1.5	779	$1,132	$1.45	2d	3	1.18mi
1109 S 22nd St Omaha, NE	1.0	1.0	800	$1,100	$1.38	43d	1	1.25mi
1318 Jones St Unit 204 Omaha, NE	1.0	1.0	1066	$1,300	$1.22	14d	1	1.27mi
1213 Jackson St Omaha, NE	1.0	1.0	600	$839	$1.40	14d	1	1.29mi
1323 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	1169	$1,545	$1.32	2d	3	1.30mi
1501 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	975	$1,799	$1.84	2d	9	1.35mi
601 S 16th St Omaha, NE	1.0–2.0	1.0	750	$975	$1.30	2d	2	1.35mi

Listing history 12 events

1. 2026-04-14
   status Pending
2. 2026-04-11
   price $109,900
3. 2026-03-24
   listed $119,900 New
4. 2020-03-04
   soldstatus $65,000 Sold 560-char remark

   Show marketing remark (560 chars)

   House is part of a 14 house portfolio. Seller will consider selling individually or in smaller groups. Please contact agent for details. Tenant occupied. No showings without accompanying agent, permission and/ or accepted offer. 21929566 1324 S 20th St 21929568 1608 Z St 21929569 1723 S 19th St. 21929570 1725, 1725 1/2 S 19th St. 21929570 1726 S 18th St. 21929573 1912 S 12th St. 21929574 2047 N 48th Ave. 21929576 2135 Monroe St. 21929577 2420 S 8th St. 21929578 3042 S 19th St. 21929580 3046 S 19th St. 21929581 3457 Maple St. 21929583 5407 S 50th Ave.

5. 2020-01-21
   status Pending 560-char remark

   Show marketing remark (560 chars)

   House is part of a 14 house portfolio. Seller will consider selling individually or in smaller groups. Please contact agent for details. Tenant occupied. No showings without accompanying agent, permission and/ or accepted offer. 21929566 1324 S 20th St 21929568 1608 Z St 21929569 1723 S 19th St. 21929570 1725, 1725 1/2 S 19th St. 21929570 1726 S 18th St. 21929573 1912 S 12th St. 21929574 2047 N 48th Ave. 21929576 2135 Monroe St. 21929577 2420 S 8th St. 21929578 3042 S 19th St. 21929580 3046 S 19th St. 21929581 3457 Maple St. 21929583 5407 S 50th Ave.

6. 2019-12-30
   listed $65,000 Active - New 560-char remark

   Show marketing remark (560 chars)

   House is part of a 14 house portfolio. Seller will consider selling individually or in smaller groups. Please contact agent for details. Tenant occupied. No showings without accompanying agent, permission and/ or accepted offer. 21929566 1324 S 20th St 21929568 1608 Z St 21929569 1723 S 19th St. 21929570 1725, 1725 1/2 S 19th St. 21929570 1726 S 18th St. 21929573 1912 S 12th St. 21929574 2047 N 48th Ave. 21929576 2135 Monroe St. 21929577 2420 S 8th St. 21929578 3042 S 19th St. 21929580 3046 S 19th St. 21929581 3457 Maple St. 21929583 5407 S 50th Ave.

7. 2008-08-25
   historical
8. 2008-07-22
   listed $68,000
9. 2004-07-28
   soldstatus $30,000
10. 2004-07-27
    soldstatus $30,000
11. 2004-07-12
    historical
12. 2004-07-11
    listed $3,000

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $1,901 · $158/mo
• Expected delta: +$784/yr (+$65/mo · 70.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 14 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: $15,627
• − Mortgage interest: −$6,156
• − Property taxes: −$1,117
• − Insurance: −$550
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$3,197
• Taxable income: $2,107
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $3,257/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

+3563.3% since first listed

12 events — show timeline

• 2026-04-14 Pending — GPRMLS
• 2026-04-11 Price Changed $109,900 GPRMLS
• 2026-03-24 Listed $119,900 GPRMLS
• 2020-03-04 Sold (MLS) $65,000 GPRMLS
• 2020-01-21 Pending — GPRMLS
• 2019-12-30 Listed $65,000 GPRMLS
• 2008-08-25 Listing Removed — GPRMLS
• 2008-07-22 Listed $68,000 GPRMLS
• 2004-07-28 Sold (Public Records) $30,000 Public Records
• 2004-07-27 Sold (MLS) $30,000 GPRMLS
• 2004-07-12 Listing Removed — GPRMLS
• 2004-07-11 Listed $3,000 GPRMLS

Property tax history

+2.2%/yr

Latest (2025): $1,117 · +10.7% YoY. Source: county tax records.