1444 S 16th St · Omaha, NE 68108

$154,900

2 bd · 1.5 ba · 958 sqft · SingleFamily public records · 39 Days on market

Built 1891 4,116 sqft lot $162/sqft · at area comps Est $163k · 5% under

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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 +13.4/30.0
• ARV discount +9.8/15.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• 1% rule +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated two bedroom house updated throughout! This house has brand-new roof, furnace, AC, & water heater along with new floors, paint, kitchen, & bathrooms. As you enter, you're greeted with a spacious living room leading into the kitchen. This leads you into a bedroom with 3/4 bathroom. In the basement is an additional bedroom & full bathroom. There is a large laundry & utility room for extra storage space. Outside is a detached garage at the end of the long driveway. Check out this amazing home today!

Key facts

• Brand-new ac
• New floors
• New paint

Tags

• BRAND-NEW ROOF
• BRAND-NEW FURNACE
• BRAND-NEW AC
• BRAND-NEW WATER HEATER
• NEW FLOORS
• NEW PAINT

Property features AI

Exterior

• Parking: Detached garage (1 covered space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Built in 1891; Total living area reported as 1058 (including finished below-grade area of 450 and above-grade area of 608)
• Construction: Block foundation
• Exterior features: Lot up to 1/4 acre; Lot dimensions approximately 98 x 42

Interior

• Bedrooms: Master bedroom on main floor; Second bedroom in basement
• Bathrooms: 2 total bathrooms (includes 1 full and 1 three-quarter)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Walk-out basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $2 ($22/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 $128k (17.4% below list).
• Recommended offer: $128k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 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 flat; 74 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1k of loan paydown is wiped out by about $5k 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 39 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts 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.
• Current owner paid $70k; list at $155k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,913 (17.4% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1891 — 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: 0.83% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (median comp): $163,123
• List price: $154,900
• Delta: -5.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1416 Dorcas St	0.32mi	2/1.0	987 (+3%)	3mo	$92,500	$94	75
1715 S 18th St	0.14mi	3/1.0 (+1)	956 (-0%)	15mo	$170,000	$178	74
1902 S 14th St	0.24mi	2/1.0	872 (-9%)	1mo	$185,000	$212	71
2428 S 19th St	0.59mi	2/1.5	952 (-1%)	6mo	$105,000	$110	66
2328 S 10 St	0.62mi	2/1.0	942 (-2%)	6mo	$145,000	$154	61
2329 S 11th St	0.60mi	2/1.0	988 (+3%)	12mo	$135,000	$137	55
1411 S 6th St	0.72mi	3/1.0 (+1)	963 (+0%)	5mo	$150,000	$156	54
2502 Pierce St	0.63mi	3/1.0 (+1)	1,008 (+5%)	2mo	$193,000	$191	53
1914 Bancroft St	0.70mi	2/1.5	900 (-6%)	6mo	$98,000	$109	52
2222 & 2220 S 15th St	0.38mi	3/1.0 (+1)	900 (-6%)	18mo	$97,000	$108	50
2329 S 23 St	0.63mi	3/2.0 (+1)	1,006 (+5%)	21mo	$175,000	$174	38
808 Hickory St	0.54mi	3/1.0 (+1)	880 (-8%)	21mo	$195,000	$222	37

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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-27,711
• Equity at exit: $23,096

10-year hold

• IRR: -15.6%
• Equity multiple: 0.20×
• Total profit: $-34,703
• Equity at exit: $13,393

Cash invested: $43,372 (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: 74
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,279 high
• Mortgage (P&I): −$812
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $2

Break-even live

Break-even rent $1,277

Max offer price $154,900

Occupancy floor 95%

Sensitivity live

Price	-10% $90	-5% $46	+0% $2	+5% $-42	+10% $-86
Rent	-10% $-99	-5% $-49	+0% $2	+5% $52	+10% $103
Rate	-1.0pp $80	-0.5pp $41	base $2	+0.5pp $-38	+1.0pp $-79

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1416 S 16th St Unit 105 Omaha, NE	1.0	1.0	900	$925	$1.03	4d	1	0.07mi
1440 S 13th St Omaha, NE	2.0	1.0–2.0	707	$1,860	$2.63	45d	6	0.23mi
1440 S 13th St Unit 205 Omaha, NE	1.0	1.0	650	$1,300	$2.00	25d	1	0.23mi
1440 S 13th St Unit 203 Omaha, NE	1.0	1.0	641	$1,290	$2.01	25d	1	0.23mi
1440 S 13th St Omaha, NE	1.0	1.0	645	$1,295	$2.01	12d	2	0.23mi
1402 S 13th St Unit 2 Omaha, NE	1.0	1.0	589	$725	$1.23	45d	1	0.25mi
1233 1/2 S 14th St Omaha, NE	1.0	1.0	576	$1,000	$1.74	45d	1	0.28mi
1911 S 14th St Unit 1 Omaha, NE	2.0	1.0	836	$1,000	$1.20	45d	1	0.28mi
1323 S 12th St Omaha, NE	1.0–2.0	1.0–2.0	958	$2,100	$2.19	3d	1	0.35mi
1618 Martha St Unit 2 (Top) Omaha, NE	3.0	1.0	1117	$1,150	$1.03	45d	1	0.39mi
1730 S 11th St Unit 22 Omaha, NE	1.0	1.0	610	$1,075	$1.76	4d	1	0.39mi
1730 S 11th St Unit 35 Omaha, NE	1.0	1.0	610	$1,075	$1.76	45d	1	0.39mi
1937 S 12th St Unit 3 Omaha, NE	1.0	1.0	700	$620	$0.89	4d	1	0.43mi
1109 S 22nd St Omaha, NE	1.0	1.0	800	$1,100	$1.38	45d	1	0.46mi
2416 S 16th St Unit 2426 Omaha, NE	1.0	1.0	1005	$850	$0.85	25d	1	0.53mi
1508 Marcy St Omaha, NE	1.0	1.0–1.5	839	$1,595	$1.90	23d	4	0.53mi
913 Forest Ave Unit 913-1 Omaha, NE	2.0	2.0	1100	$1,695	$1.54	16d	1	0.53mi
925 Pierce St Apt 219 Omaha, NE	1.0	1.0	715	$1,395	$1.95	4d	1	0.54mi
925 Pierce St Unit 112 Omaha, NE	2.0	2.0	1086	$1,795	$1.65	4d	1	0.54mi
925 Pierce St Unit 123 Omaha, NE	2.0	1.0	1056	$1,895	$1.79	45d	1	0.54mi
925 Pierce St Unit 223 Omaha, NE	2.0	1.0	1056	$1,600	$1.52	25d	1	0.54mi
802 S 14th St Omaha, NE	1.0–2.0	1.0–1.5	779	$1,132	$1.45	4d	3	0.58mi
1311 S 9th St Omaha, NE	1.0	1.0	743	$1,350	$1.82	3d	37	0.59mi
1910 1/2 S 8th St Omaha, NE	2.0	1.0	1116	$1,350	$1.21	4d	1	0.59mi
1517 S 8th St Omaha, NE	1.0–2.0	1.0–2.0	865	$2,000	$2.31	3d	90	0.59mi
815 Pierce St Omaha, NE	3.0	1.0	968	$1,500	$1.55	45d	1	0.61mi
815 Pierce St Omaha, NE	3.0	1.0	968	$1,500	$1.55	25d	1	0.61mi
815 Pierce St Omaha, NE	3.0	1.0	968	$1,500	$1.55	16d	1	0.61mi
1012 S 24th St Omaha, NE	1.0–3.0	1.0	918	$1,050	$1.14	4d	5	0.66mi
2116 Leavenworth St Omaha, NE	1.0–3.0	1.0–2.0	911	$1,180	$1.29	16d	11	0.68mi
1318 Jones St Unit 204 Omaha, NE	1.0	1.0	1066	$1,300	$1.22	16d	1	0.69mi
601 S 16th St Omaha, NE	1.0–2.0	1.0	750	$975	$1.30	4d	2	0.70mi
1501 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	975	$1,799	$1.84	4d	9	0.71mi
1009 Leavenworth St Omaha, NE	1.0–2.0	1.0	875	$1,200	$1.37	4d	3	0.71mi
2612 S 12th St Omaha, NE	3.0	2.0	1100	$2,100	$1.91	16d	1	0.72mi
2011 S 7th St Omaha, NE	2.0	1.0	750	$975	$1.30	16d	1	0.72mi
907 S 25th St Omaha, NE	2.0	1.0–2.0	930	$1,360	$1.46	16d	6	0.73mi
1323 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	1169	$1,545	$1.32	4d	3	0.73mi
1213 Jackson St Omaha, NE	1.0	1.0	600	$839	$1.40	16d	1	0.76mi
505 S 16th St Omaha, NE	1.0	1.0	500	$895	$1.79	4d	6	0.77mi

Listing history 44 events

1. 2026-06-21
   days on market $154,900 Active 39 DOM
2. 2026-06-18
   days on market $154,900 Active 36 DOM
3. 2026-06-17
   days on market $154,900 Active 35 DOM
4. 2026-06-16
   days on market $154,900 Active 34 DOM
5. 2026-06-15
   days on market $154,900 Active 33 DOM
6. 2026-06-13
   days on market $154,900 Active 31 DOM
7. 2026-06-10
   days on market $154,900 Active 28 DOM
8. 2026-06-09
   days on market $154,900 Active 27 DOM
9. 2026-06-08
   days on market $154,900 Active 26 DOM
10. 2026-06-07
    days on market $154,900 Active 25 DOM
11. 2026-06-03
    days on market $154,900 Active 21 DOM
12. 2026-06-03
    days on market $154,900 Active 20 DOM
13. 2026-06-01
    days on market $154,900 Active 19 DOM
14. 2026-06-01
    days on market $154,900 Active 18 DOM
15. 2026-05-13
    historical
16. 2026-05-12
    listed $154,900 New 536-char remark
17. 2026-04-16
    historical
18. 2026-04-15
    listed $155,900 New
19. 2026-03-30
    status Back On Market
20. 2026-03-23
    status Pending
21. 2026-03-13
    listed $156,900 New
22. 2026-03-13
    historical
23. 2026-03-07
    listed $157,900 New
24. 2026-03-07
    historical
25. 2026-02-19
    listed $158,900 New
26. 2026-02-19
    historical
27. 2026-02-05
    listed $159,900 New
28. 2026-02-05
    historical
29. 2026-01-12
    listed $162,900 New
30. 2026-01-04
    historical
31. 2025-12-03
    listed $163,500 New
32. 2025-12-03
    historical
33. 2025-11-26
    listed $164,000 New
34. 2025-11-26
    historical
35. 2025-11-18
    historical
36. 2025-11-17
    listed $164,500 New
37. 2025-10-10
    listed $165,000 New
38. 2025-08-22
    historical
39. 2025-07-07
    listed $166,900 New
40. 2025-07-07
    historical
41. 2025-06-27
    historical
42. 2025-06-26
    listed $169,800 New
43. 2025-06-05
    listed $169,900 New
44. 2025-01-02
    soldstatus $70,000

ⓘ 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: $1,582 · $132/mo
• Projected year-2 tax: $2,680 · $223/mo
• Expected delta: +$1,098/yr (+$91/mo · 69.4%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,350
• − Mortgage interest: −$8,677
• − Property taxes: −$1,582
• − Insurance: −$774
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$4,506
• Taxable loss: −$2,646
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $657/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

+121.3% since first listed

30 events — show timeline

• 2026-05-13 Listing Removed — GPRMLS
• 2026-05-12 Listed $154,900 GPRMLS
• 2026-04-16 Listing Removed — GPRMLS
• 2026-04-15 Listed $155,900 GPRMLS
• 2026-03-30 Relisted — GPRMLS
• 2026-03-23 Pending — GPRMLS
• 2026-03-13 Listing Removed — GPRMLS
• 2026-03-13 Listed $156,900 GPRMLS
• 2026-03-07 Listing Removed — GPRMLS
• 2026-03-07 Listed $157,900 GPRMLS
• 2026-02-19 Listing Removed — GPRMLS
• 2026-02-19 Listed $158,900 GPRMLS
• 2026-02-05 Listing Removed — GPRMLS
• 2026-02-05 Listed $159,900 GPRMLS
• 2026-01-12 Listed $162,900 GPRMLS
• 2026-01-04 Listing Removed — GPRMLS
• 2025-12-03 Listing Removed — GPRMLS
• 2025-12-03 Listed $163,500 GPRMLS
• 2025-11-26 Listing Removed — GPRMLS
• 2025-11-26 Listed $164,000 GPRMLS
• 2025-11-18 Listing Removed — GPRMLS
• 2025-11-17 Listed $164,500 GPRMLS
• 2025-10-10 Listed $165,000 GPRMLS
• 2025-08-22 Listing Removed — GPRMLS
• 2025-07-07 Listing Removed — GPRMLS
• 2025-07-07 Listed $166,900 GPRMLS
• 2025-06-27 Listing Removed — GPRMLS
• 2025-06-26 Listed $169,800 GPRMLS
• 2025-06-05 Listed $169,900 GPRMLS
• 2025-01-02 Sold (Public Records) $70,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,582 · +34.4% YoY. Source: county tax records.