13856 V St · Omaha, NE 68137

$259,000

3 bd · 1.5 ba · 1,446 sqft · Other public records · 2 Days on market

Built 1976 5,663 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 +10.8/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home was loved by the same owner for 22 years! Home features a huge tiered deck w/stunning views! The fully fenced yard has beautiful mature trees & flowering bushes. Deck on the front of the home is perfect for enjoying quiet evenings. Or spend an evening relaxing by the cozy gas start wood burning fireplace. Finished basement offers large rec room, w/office & den areas. Roof, furnace, AC & water heater all under 10 years old! Service One Warranty - AMA

Key facts

• Fresh paint
• New carpet
• Larger sized deck

Tags

• LARGER SIZED DECK
• FRESH PAINT
• NEW CARPET
• EASY ACCESS TO 144TH
• EASY ACCESS TO MILLARD AVE

Property features AI

Exterior

• Parking: Attached covered garage (1 car)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; Split entry home; Not new / not a model; Below-grade finished area included
• Construction: Built in 1976; Masonite exterior; Composition roof; Block foundation
• Exterior features: Deck; Chain-link fencing; City lot (up to 1/4 acre)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Main floor master bedroom (approx. 14' x 10.6'); Main floor bedroom 2 (approx. 10.9' x 10.1'); Main floor bedroom 3 (approx. 11.8' x 9.5')
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom; At least one main-level bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Wood-burning fireplace; Partially finished basement with windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $259k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (19.4% below list).
• Recommended offer: $209k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Millard Public Schools (urban): math 58% / reading 60% proficiency, ranked #13 of 111 in NE (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Norman Rockwell Elem School (math 52% / reading 52%, grade C-, #200 of 502 statewide, top 46%, 311 students, 48% FRL); Millard Central Middle School (math 39% / reading 41%, grade F, #84 of 128 statewide, top 65%, 825 students, 47% FRL); Millard South High School (math 51% / reading 54%, grade C-, #97 of 261 statewide, top 37%, 2,607 students, 36% FRL) — zoned schools average 43% FRL vs 13% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 113 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/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 $8k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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.

Recommended offer $208,669 (19.4% 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. Built in 1976 — 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: 0.81% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.33×
• Total profit: $-48,274
• Equity at exit: $38,618

10-year hold

• IRR: -10.3%
• Equity multiple: 0.36×
• Total profit: $-46,599
• Equity at exit: $22,394

Cash invested: $72,520 (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 68137

• Rents YoY: 3.6%
• Active inventory: 113
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$301 /mo · $3,610/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-119

Break-even live

Break-even rent $2,237

Max offer price $238,066

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-45	+0% $-119	+5% $-192	+10% $-265
Rent	-10% $-283	-5% $-201	+0% $-119	+5% $-36	+10% $46
Rate	-1.0pp $12	-0.5pp $-53	base $-119	+0.5pp $-186	+1.0pp $-254

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14735 W Plz Omaha, NE	1.0–3.0	1.0–1.5	1469	$1,680	$1.14	3d	12	0.73mi
13616 Emiline Cir Omaha, NE	3.0	1.5	1296	$2,145	$1.66	4d	1	0.74mi
12741 Woodcrest Plz #317 Omaha, NE	2.0	2.0	1019	$2,400	$2.36	44d	1	0.88mi
12727 Woodcrest Plz #123 Omaha, NE	3.0	2.0	1508	$2,200	$1.46	44d	1	0.91mi
13530 Josephine St Omaha, NE	3.0	2.0	1440	$2,095	$1.45	15d	1	0.97mi
7106 S 145th St Omaha, NE	4.0	3.0	1720	$2,100	$1.22	15d	1	0.99mi
12741 Woodcrest Dr Unit 12841 Condo Omaha, NE	2.0	2.0	1019	$2,200	$2.16	4d	1	1.09mi
5723 S 152nd Avenue Cir Omaha, NE	3.0	3.0	1866	$2,100	$1.13	44d	1	1.11mi
7561 S 146th St Omaha, NE	3.0	1.0–2.0	1035	$2,418	$2.34	3d	12	1.22mi
13106 Chandler Road Plz Omaha, NE	1.0–2.0	1.0–2.0	912	$1,589	$1.74	3d	25	1.39mi

Listing history 9 events

1. 2026-05-02
   status Pending 272-char remark
2. 2026-04-30
   listed $259,000 New 272-char remark
3. 2018-05-07
   soldstatus $130,000
4. 2018-05-04
   soldstatus $130,000 Sold 475-char remark

   Show marketing remark (475 chars)

   This home was loved by the same owner for 22 years! Home features a huge tiered deck w/stunning views! The fully fenced yard has beautiful mature trees & flowering bushes. Deck on the front of the home is perfect for enjoying quiet evenings. Or spend an evening relaxing by the cozy gas start wood burning fireplace. Finished basement offers large rec room, w/office & den areas. Roof, furnace, AC & water heater all under 10 years old! Service One Warranty - AMA

5. 2018-03-28
   status Pending 475-char remark

   Show marketing remark (475 chars)

   This home was loved by the same owner for 22 years! Home features a huge tiered deck w/stunning views! The fully fenced yard has beautiful mature trees & flowering bushes. Deck on the front of the home is perfect for enjoying quiet evenings. Or spend an evening relaxing by the cozy gas start wood burning fireplace. Finished basement offers large rec room, w/office & den areas. Roof, furnace, AC & water heater all under 10 years old! Service One Warranty - AMA

6. 2018-03-27
   listed $130,000 Active - New 475-char remark

   Show marketing remark (475 chars)

   This home was loved by the same owner for 22 years! Home features a huge tiered deck w/stunning views! The fully fenced yard has beautiful mature trees & flowering bushes. Deck on the front of the home is perfect for enjoying quiet evenings. Or spend an evening relaxing by the cozy gas start wood burning fireplace. Finished basement offers large rec room, w/office & den areas. Roof, furnace, AC & water heater all under 10 years old! Service One Warranty - AMA

7. 2011-07-12
   historical
8. 2011-04-29
   listed $105,000
9. 1996-05-24
   soldstatus $78,950

ⓘ 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: $3,610 · $301/mo
• Projected year-2 tax: $4,481 · $373/mo
• Expected delta: +$870/yr (+$73/mo · 24.1%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,040
• − Mortgage interest: −$14,508
• − Property taxes: −$3,610
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$7,535
• Taxable loss: −$5,914
• Est. tax savings @ 24.0%: +$1,419
• After-tax cash flow: $-3/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: Millard Public Schools
• NCES district ID: 3173740
• Math proficiency: 58% ▼ -7.00%
• Reading proficiency: 60% ▼ -6.00%
• Median HH income: $81,146
• Composite: 53.23/100
• National rank: #1500
• State rank: #13 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): 24,277
• Household income: $80,739
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 728.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 7% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 9% · Canada, Vietnam, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% 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: ▼ -240.79%
• Current HPI: 231.568
• Rent YoY: ▲ 3.58%
• 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

+239.5% since first listed

10 events — show timeline

• 2026-06-01 Sold (MLS) $268,000 GPRMLS
• 2026-05-02 Pending — GPRMLS
• 2026-04-30 Listed $259,000 GPRMLS
• 2018-05-07 Sold (Public Records) $130,000 Public Records
• 2018-05-04 Sold (MLS) $130,000 GPRMLS
• 2018-03-28 Pending — GPRMLS
• 2018-03-27 Listed $130,000 GPRMLS
• 2011-07-12 Listing Removed — GPRMLS
• 2011-04-29 Listed $105,000 GPRMLS
• 1996-05-24 Sold (Public Records) $78,950 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,610 · +11.4% YoY. Source: county tax records.