2125 N 25 St · Omaha, NE 68111

$300,000

3 bd · 2.0 ba · 1,532 sqft · SingleFamily public records · 23 Days on market

Built 2026 5,706 sqft lot

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Why this score? — see what drove the C- 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 +15.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

NEW CONSTRUCTION just minutes from downtown, Midtown crossing and Blackstone. Ranch style home, sits on a flat corner lot. Open floor plan, spacious and well distributed. Three bedrooms on the main floor and two bedrooms with egress windows ready to be finished in the basement. Large family room, bathroom rough-in, all framed, drywall in, light fixtures, ready for your personal touch. Two car garage attached to the main floor entry way. This home is ready for you and your family to move in and enjoy a wonderful summer season. Close to schools, minutes from main roads and shopping. Speak with your agent to learn more about the pre-qualification process. See the eligibility requirements from

Key facts

• Open floor plan
• Large family room
• New construction

Tags

• NEW CONSTRUCTION
• FLAT CORNER LOT
• OPEN FLOOR PLAN
• LARGE FAMILY ROOM
• BATHROOM ROUGH-IN
• TWO CAR GARAGE

Property features AI

Exterior

• Parking: Attached 2-car garage (covered)
• Utilities: Electricity available; Natural gas available; Public sewer; Water available (public or private)
• Home design: Single-family residence (new construction); Built in 2026; Masonite exterior; Concrete perimeter foundation
• Construction: New construction by TSR Construction
• Exterior features: Porch; Deck; Lot up to 1/4 acre (approx. 0.131 acres)

Interior

• Kitchen: Laminate flooring in kitchen; Range, Refrigerator, Dishwasher, Disposal, Microwave
• Bedrooms: Main floor primary bedroom with wall-to-wall carpeting and a walk-in closet; Two additional main floor bedrooms with wall-to-wall carpeting; Foyer/entry
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One partial bathroom; Two main-level bathrooms; One below-grade bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Partially finished basement with egress; No fireplaces; Range, Refrigerator, Dishwasher, Disposal, Microwave
• Laundry & utility: Utilities available: electricity, natural gas, water, sewer

🏗️ New construction. The $300,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $196,096.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• To cash-flow at today's rent, offer at most $212k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (43.2% below list).
• Recommended offer: $170k (43.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Conestoga Magnet Elementary School (math 2% / reading 12%, grade F, #497 of 502 statewide, top 99%, 334 students, 0% FRL); King Science/Tech Magnet Middle School (math 15% / reading 24%, grade F, #121 of 128 statewide, top 95%, 667 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 (+3.2%/yr); 140 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• At $1,704/mo this rent would consume 48% of the median local household income ($42k/yr) (locally 1913% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.2% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Recommended offer $170,397 (43.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $196,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2616 Burdette St	0.13mi	3/2.5	1,330 (-13%)	2mo	$270,000	$203	68
2613 Grant St	0.14mi	3/2.5	1,330 (-13%)	3mo	$275,000	$207	67
2902 Parker St	0.39mi	2/1.5 (-1)	1,440 (-6%)	0mo	$111,265	$77	64
2909 N 26 St	0.43mi	3/2.0	1,399 (-9%)	6mo	$185,500	$133	60
2527 Wirt St	0.53mi	4/2.5 (+1)	1,566 (+2%)	9mo	$200,000	$128	57
2607 Spencer St	0.59mi	3/2.0	1,400 (-9%)	2mo	$275,000	$196	56
2933 Charles St	0.60mi	4/1.0 (+1)	1,594 (+4%)	2mo	$189,000	$119	55
2121 Lothrop St	0.68mi	4/2.5 (+1)	1,576 (+3%)	7mo	$165,000	$105	51
3010 Lafayette Ave	0.71mi	4/2.0 (+1)	1,618 (+6%)	9mo	$200,000	$124	45
1907 Clark St	0.45mi	4/1.0 (+1)	1,320 (-14%)	4mo	$118,000	$89	43
3125 Maple St	0.68mi	4/2.0 (+1)	1,734 (+13%)	7mo	$265,000	$153	36
1414 N 30th St	0.64mi	4/2.0 (+1)	1,302 (-15%)	6mo	$150,000	$115	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.22% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.06×
• Total profit: $113,000
• Equity at exit: $176,659

10-year hold

• IRR: 22.7%
• Equity multiple: 6.99×
• Total profit: $328,861
• Equity at exit: $380,971

Cash invested: $54,907 (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 68111

• Home prices YoY: 4.0%
• Rents YoY: 3.2%
• Active inventory: 140
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$1,028
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $92

Break-even live

Break-even rent $1,588

Max offer price $196,096

Occupancy floor 90%

Sensitivity live

Price	-10% $203	-5% $148	+0% $92	+5% $36	+10% $-19
Rent	-10% $-43	-5% $25	+0% $92	+5% $159	+10% $227
Rate	-1.0pp $191	-0.5pp $142	base $92	+0.5pp $41	+1.0pp $-11

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: $49,024
• Closing costs: $5,883
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1820 Miami St Omaha, NE	4.0	1.5	1306	$1,050	$0.80	45d	1	0.51mi
1120 N 20th St Unit 103 Omaha, NE	3.0	2.0	1170	$1,150	$0.98	15d	1	0.60mi
1120 N 20th St Unit 102 Omaha, NE	3.0	2.0	1094	$580	$0.53	15d	1	0.60mi
1120 N 20th St Unit 309 Omaha, NE	4.0	2.0	1179	$1,550	$1.31	25d	1	0.60mi
3314 Franklin St Omaha, NE	4.0	2.0	1635	$1,600	$0.98	45d	1	0.80mi
1015 N 16th St Omaha, NE	1.0–2.0	1.0–2.0	1127	$1,685	$1.49	3d	11	0.86mi
3430 Seward St Omaha, NE	3.0	1.0	1371	$1,695	$1.24	15d	1	0.91mi
1524 Cuming St Omaha, NE	1.0–2.0	1.0–2.0	1117	$2,195	$1.96	3d	14	0.95mi
1015 N 14th St Omaha, NE	1.0–3.0	1.0–3.0	910	$1,855	$2.04	3d	17	0.98mi
3708 Florence Blvd Omaha, NE	3.0	1.0	1102	$1,395	$1.27	22d	1	1.00mi
2929 California St Omaha, NE	1.0–4.0	1.0–3.0	1280	$2,615	$2.04	4d	118	1.03mi
1117 Nicholas St Omaha, NE	2.0	1.0–2.0	848	$2,195	$2.59	3d	47	1.07mi
4201 N 22nd St Omaha, NE	3.0	1.0	1380	$1,545	$1.12	45d	1	1.27mi
4125 N 19th St Omaha, NE	3.0	1.0	1266	$1,532	$1.21	45d	1	1.29mi
2223 Dodge St Omaha, NE	1.0–2.0	1.0–2.0	904	$2,065	$2.28	4d	50	1.35mi
100 S 19th St Omaha, NE	1.0–2.0	1.0–2.0	892	$2,175	$2.44	4d	66	1.39mi
2100 Douglas St Unit 359 Omaha, NE	2.0	2.0	1145	$2,030	$1.77	45d	1	1.40mi
206 S 19th St Omaha, NE	1.0–3.0	1.0–3.0	918	$1,935	$2.11	4d	60	1.46mi
3201 Dodge Ct #5407 Omaha, NE	2.0	2.0	1142	$1,850	$1.62	25d	1	1.49mi

Listing history 14 events

1. 2026-06-21
   days on market $300,000 Active 23 DOM
2. 2026-06-18
   days on market $300,000 Active 20 DOM
3. 2026-06-17
   days on market $300,000 Active 19 DOM
4. 2026-06-16
   days on market $300,000 Active 18 DOM
5. 2026-06-15
   days on market $300,000 Active 17 DOM
6. 2026-06-13
   days on market $300,000 Active 15 DOM
7. 2026-06-10
   days on market $300,000 Active 12 DOM
8. 2026-06-09
   days on market $300,000 Active 11 DOM
9. 2026-06-08
   days on market $300,000 Active 10 DOM
10. 2026-06-07
    days on market $300,000 Active 9 DOM
11. 2026-06-03
    statusdays on market $300,000 Active 5 DOM
12. 2026-06-03
    days on market $300,000 New 4 DOM
13. 2026-06-01
    days on market $300,000 New 3 DOM
14. 2026-06-01
    days on market $300,000 New 2 DOM

ⓘ 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: $1,729 · $144/mo
• Projected year-2 tax: $5,190 · $432/mo
• Expected delta: +$3,461/yr (+$288/mo · 200.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,448
• − Mortgage interest: −$10,984
• − Property taxes: −$1,729
• − Insurance: −$980
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$5,705
• Taxable loss: −$2,222
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $1,637/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): 24,210
• Household income: $42,185
• Rent vs Own: 60.3% rent · 39.7% own
• Severe rent burden: 1913.0

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 0.65)
• Race & ethnicity: Black 52% Hispanic / Latino 21% White 17% Two or more races 15% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Ukrainian 3% Lithuanian 0%
• Foreign-born: 14% · Canada, Philippines
• Languages at home: 75% English-only · Spanish 16% Other Asian/Pacific 3% French/Haitian/Cajun 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: ▲ 13.82%
• Current HPI: 358.7174
• Rent YoY: ▲ 3.22%
• 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

1 event — show timeline

• 2026-05-29 Listed $300,000 GPRMLS

Property tax history

+332.6%/yr

Latest (2025): $1,729 · +1002.8% YoY. Source: county tax records.