528 S 26th Ave · Omaha, NE 68105

$240,000

6 bd · 2.0 ba · 2,611 sqft · Other public records · 18 Days on market

Built 1910 2,048 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).

• Cash flow +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity or ideal owner-occupant setup! Live in one unit and let the rental income from the other help offset your mortgage. This duplex features two spacious units, each offering 3 bedrooms and 1 bathroom, along with separate gas and electric meters for added convenience and tenant independence. Each unit also includes its own private laundry hook ups. New carpet and fresh paint in the upstairs unit! Conveniently located in downtown Omaha with easy interstate access, this property is close to a variety of dining, shopping, and entertainment options, as well as Creighton University and UNMC. Plus, enjoy being within walking distance of the new Omaha Streetcar route, addi

Key facts

• Owner occupant setup
• 2,048 sq ft lot
• Built 1910

Tags

• INVESTMENT OPPORTUNITY
• OWNER OCCUPANT SETUP
• PRIVATE LAUNDRY HOOK UPS
• EASY INTERSTATE ACCESS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Two electric meters; Two gas meters
• Home design: Multi-family residential income property; Two-unit building; Built in 1910
• Construction: Block foundation
• Exterior features: Lot up to 1/4 acre (approximately 32 x 64); Lot included in sale

Interior

• Kitchen: Range (cooktop and oven); Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced air heating; Forced air heating in unit 2; Central air conditioning in unit 2; Two A/C units (total)
• Interior features: Two furnaces; Basement present
• Laundry & utility: Laundry hookup

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath other listed at $240k.

Deal economics

• At list price, monthly cash flow is $40 ($485/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (13.7% below list).
• Recommended offer: $207k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: Liberty Elementary School (math 10% / reading 15%, grade F, #487 of 502 statewide, top 97%, 626 students, 0% FRL); Norris Middle School (math 11% / reading 16%, grade F, #126 of 128 statewide, top 98%, 1,187 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 rising (+3.7%/yr); 124 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 43% of the median local income ($58k/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 $2k of loan paydown is wiped out by about $7k 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 18 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $207,165 (13.7% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-34,937
• Equity at exit: $35,785

10-year hold

• IRR: -4.7%
• Equity multiple: 0.68×
• Total profit: $-21,376
• Equity at exit: $20,751

Cash invested: $67,200 (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 68105

• Rents YoY: 3.7%
• Active inventory: 124
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,072 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$238 /mo · $2,851/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $40

Break-even live

Break-even rent $2,020

Max offer price $240,000

Occupancy floor 93%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 N 35th Ave Omaha, NE	5.0	2.0	1959	$2,550	$1.30	43d	1	0.86mi

Listing history 5 events

1. 2026-05-08
   listed $240,000 New 777-char remark
2. 2007-08-29
   soldstatus $62,000
3. 2004-10-07
   historical
4. 2004-04-28
   listed $84,900
5. 2000-10-11
   soldstatus $75,000

ⓘ 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: $2,851 · $238/mo
• Projected year-2 tax: $4,152 · $346/mo
• Expected delta: +$1,301/yr (+$108/mo · 45.6%)

ⓘ 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 ≥103°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: $24,860
• − Mortgage interest: −$13,444
• − Property taxes: −$2,851
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$6,982
• Taxable loss: −$3,594
• Est. tax savings @ 24.0%: +$863
• After-tax cash flow: $1,348/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): 22,807
• Household income: $57,533
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1096.0

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 0.55)
• Race & ethnicity: White 60% Hispanic / Latino 29% Two or more races 11% Black 5% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Romanian 5% Lithuanian 3% Portuguese 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 73% English-only · Spanish 22% Arabic 1% Other Indo-European 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: ▼ -234.93%
• Current HPI: 314.1884
• Rent YoY: ▲ 3.66%
• 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

+193.3% since first listed

7 events — show timeline

• 2026-06-10 Sold (MLS) $220,000 GPRMLS
• 2026-05-27 Pending — GPRMLS
• 2026-05-08 Listed $240,000 GPRMLS
• 2007-08-29 Sold (Public Records) $62,000 Public Records
• 2004-10-07 Listing Removed — GPRMLS
• 2004-04-28 Listed $84,900 GPRMLS
• 2000-10-11 Sold (Public Records) $75,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,851 · -0.2% YoY. Source: county tax records.