6316 Franklin St · Omaha, NE 68104

$200,000

4 bd · 1.5 ba · 1,133 sqft · Other public records · 45 Days on market

Built 1925 5,320 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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

AMA. PRE-INSPECTED. Updated 5-bed, 2-bath home in the Benson neighborhood! Detached garage, alley access, and spacious backyard. Features new siding, gutters, deck, interior paint, refinished floors, and renovated kitchen & baths. Move-in ready near Benson dining, shops, and entertainment. March 2026 seller installed Carbon Armor in the foundation for support

Key facts

• Alley access
• Spacious backyard
• New siding

Tags

• DETACHED GARAGE
• ALLEY ACCESS
• SPACIOUS BACKYARD
• NEW SIDING
• NEW GUTTERS
• NEW DECK

Property features AI

Exterior

• Parking: Detached garage (1 covered space, 1 total parking space)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; One and one-half levels; Not new / not a model
• Construction: Vinyl siding; Composition roof; Slab foundation; Built in 1925
• Exterior features: Deck; Chain link fence; City lot with public sidewalk; Up to 1/4 acre lot

Interior

• Kitchen: Range; Refrigerator; Disposal
• Bedrooms: Primary bedroom on 2nd floor (approx. 11.1 x 12.6); Bedroom 2 on 2nd floor (approx. 9.1 x 12.6); Bedroom 3 on main floor (approx. 9.1 x 9.1); Bedroom 4 on main floor (approx. 11.1 x 8.1); Bedroom 5 in basement (approx. 12.2 x 11.1)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (1 on main level)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Partially finished basement; No fireplaces; Vinyl flooring
• Laundry & utility: Basement utilities and finished below-grade space

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/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 $175k (12.3% below list).
• Recommended offer: $175k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Western Hills Magnet Center (math 17% / reading 32%, grade F, #445 of 502 statewide, top 91%, 333 students, 0% FRL); Lewis & Clark Middle School (math 23% / reading 35%, grade F, #115 of 128 statewide, top 90%, 860 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.
• Market conditions: Rents rising (+2.4%/yr); 181 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 35% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $6k 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 45 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $200k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,471 (12.3% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-25,773
• Equity at exit: $29,821

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-17,178
• Equity at exit: $17,292

Cash invested: $56,000 (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 68104

• Rents YoY: 2.4%
• Active inventory: 181
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $123

Break-even live

Break-even rent $1,599

Max offer price $200,000

Occupancy floor 88%

Sensitivity live

Price	-10% $236	-5% $179	+0% $123	+5% $66	+10% $10
Rent	-10% $-16	-5% $53	+0% $123	+5% $192	+10% $261
Rate	-1.0pp $224	-0.5pp $174	base $123	+0.5pp $71	+1.0pp $18

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6241 Decatur St Omaha, NE	3.0	1.0	866	$1,595	$1.84	12d	1	0.11mi
6020 Franklin St Omaha, NE	3.0	1.5	1216	$1,900	$1.56	45d	1	0.24mi
5633 Parker St Omaha, NE	3.0	1.5	1200	$1,695	$1.41	45d	1	0.51mi
2817 N 60th St Unit 2817/02 Omaha, NE	3.0	1.0	1188	$1,500	$1.26	5d	1	0.75mi
2817 N 60th St Unit 2821/02 Omaha, NE	3.0	1.0	1188	$1,045	$0.88	25d	1	0.76mi
7602 Parker St Omaha, NE	3.0	2.0	1050	$1,700	$1.62	45d	1	1.06mi
7602 Parker St Omaha, NE	3.0	2.0	1040	$1,695	$1.63	5d	1	1.06mi
6010 Evans St Omaha, NE	3.0	2.0	1196	$1,850	$1.55	25d	1	1.18mi
4918 California St Omaha, NE	3.0	1.0	1369	$1,695	$1.24	25d	1	1.34mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	25d	1	1.35mi
4824 Webster St Unit 4824/4824 Omaha, NE	4.0	1.0	1317	$1,050	$0.80	45d	1	1.37mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	45d	1	1.41mi
7725 Webster St Omaha, NE	3.0	2.0	1300	$1,850	$1.42	23d	1	1.45mi
3002 N 48th Ave Omaha, NE	4.0	2.0	1205	$1,550	$1.29	25d	1	1.47mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	45d	1	1.49mi

Listing history 8 events

1. 2026-04-17
   status Pending
2. 2026-04-15
   price $200,000
3. 2026-04-10
   status Back On Market
4. 2026-04-02
   status Pending
5. 2026-03-27
   price $209,900
6. 2026-03-19
   price $215,000
7. 2026-02-23
   listed $218,000 New
8. 2025-10-08
   soldstatus $94,862

ⓘ 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: $1,575 · $131/mo
• Projected year-2 tax: $3,460 · $288/mo
• Expected delta: +$1,885/yr (+$157/mo · 119.7%)

ⓘ 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: $21,057
• − Mortgage interest: −$11,203
• − Property taxes: −$1,575
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$5,818
• Taxable loss: −$1,909
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $1,932/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): 36,673
• Household income: $60,549
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1738.0

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 0.68)
• Race & ethnicity: White 50% Black 23% Asian 12% Two or more races 11% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 13% · Philippines, Canada, India
• Languages at home: 83% English-only · Other Asian/Pacific 8% Spanish 5% Other Indo-European 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: ▼ -196.54%
• Current HPI: 298.8625
• Rent YoY: ▲ 2.35%
• 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

+110.8% since first listed

8 events — show timeline

• 2026-04-17 Pending — GPRMLS
• 2026-04-15 Price Changed $200,000 GPRMLS
• 2026-04-10 Relisted — GPRMLS
• 2026-04-02 Pending — GPRMLS
• 2026-03-27 Price Changed $209,900 GPRMLS
• 2026-03-19 Price Changed $215,000 GPRMLS
• 2026-02-23 Listed $218,000 GPRMLS
• 2025-10-08 Sold (Public Records) $94,862 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,575 · +0.4% YoY. Source: county tax records.