2707 Howard St · Omaha, NE 68105

$139,500

4 bd · 2.0 ba · 2,140 sqft · Other public records · 48 Days on market

Built 1888 1,742 sqft lot $65/sqft · 53% below area Est $201k · 31% under

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Why this score? — see what drove the B 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Midtown Omaha, this property offers convenient access to some of the city's most popular destinations including the Blackstone District, Downtown Omaha, and Midtown Crossing. This two-story home offers a functional layout with spacious living areas and abundant natural light. The property features a driveway, parking pad and a paved patio area that provides additional outdoor space for relaxing or entertaining. Situated in a prime central location, this home provides easy access to local restaurants, entertainment, and neighborhood amenities. Whether you're looking for a primary residence or an investment opportunity, this property offers incredible potential in one of Omaha's most desirable urban locations.

Key facts

• Paved patio
• Private driveway
• 1,742 sq ft lot

Tags

• PRIVATE DRIVEWAY
• DEDICATED PARKING PAD
• PAVED PATIO
• SECLUDED OUTDOOR RETREAT
• FUTURE OMAHA STREET CAR

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Phone available; Cable available
• Home design: Single-family residence; One and one-half story; Not new (built in 1888)
• Construction: Composition roof; Block foundation; Built in 1888
• Exterior features: Patio; Partial fencing; Paved road access; Level, city lot with curb and gutter and public sidewalk

Interior

• Kitchen: Kitchen on the main floor with ceramic tile flooring
• Bedrooms: Primary bedroom on the main floor with luxury vinyl plank flooring; Second bedroom on the main floor with wall-to-wall carpeting; Third bedroom on the 2nd floor with wall-to-wall carpeting; Fourth bedroom on the 2nd floor with wall-to-wall carpeting; Loft
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Basement with windows, unfinished; Flooring includes carpet, ceramic tile, and luxury vinyl plank
• Laundry & utility: Laundry area with concrete floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Field Club Elementary School (math 12% / reading 25%, grade F, #467 of 502 statewide, top 93%, 581 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 39% 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 $964 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $24k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,315 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1888 — 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. 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: 1.35% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.2

CMA / ARV

• ARV (median comp): $201,064
• List price: $139,500
• Delta: -30.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $9,316
• Equity at exit: $20,800

10-year hold

• IRR: 16.1%
• Equity multiple: 2.36×
• Total profit: $52,984
• Equity at exit: $12,061

Cash invested: $39,060 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$732
• Tax from tax record: −$218 /mo · $2,615/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $481

Break-even live

Break-even rent $1,275

Max offer price $139,500

Occupancy floor 69%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 S 26th Ave Ste B Omaha, NE	4.0	1.0	1748	$1,650	$0.94	3d	1	0.03mi
554 S 26th Ave Omaha, NE	3.0	1.0	1484	$1,400	$0.94	3d	1	0.06mi
542 S 29th St Omaha, NE	3.0	1.5	1442	$1,750	$1.21	14d	1	0.15mi
3001 Harney St Omaha, NE	3.0	3.0	1764	$2,395	$1.36	44d	1	0.26mi
806 Park Ave Omaha, NE	3.0	3.0	1650	$2,395	$1.45	24d	2	0.30mi
2929 California St Omaha, NE	1.0–4.0	1.0–3.0	1280	$3,340	$2.61	3d	118	0.72mi
132 N 35th Ave Omaha, NE	5.0	2.0	1959	$2,550	$1.30	44d	1	0.82mi
106 S 36th St Omaha, NE	3.0	3.0	1750	$2,275	$1.30	3d	1	0.83mi
612 N 33rd St Omaha, NE	3.0	2.0	2370	$1,650	$0.70	14d	1	0.87mi
411 S 38th Ave Omaha, NE	3.0	3.0	1872	$1,995	$1.07	44d	1	0.95mi
110 N 38th St Unit 110 Omaha, NE	3.0	2.0	1600	$1,750	$1.09	24d	1	0.96mi
303 N 38th St Omaha, NE	4.0	1.5	1472	$1,995	$1.36	24d	1	1.00mi
3919 Farnam St Unit 3915 Farnam Omaha, NE	4.0	2.0	1700	$2,350	$1.38	44d	1	1.10mi
140 N 41st St Omaha, NE	3.0	2.5	1640	$2,495	$1.52	44d	1	1.25mi
4228 Mayberry St Omaha, NE	4.0	1.0	1664	$1,700	$1.02	14d	1	1.33mi
4182 Wakeley St Omaha, NE	4.0	3.5	2472	$2,775	$1.12	12d	1	1.38mi
3403 Arbor St Omaha, NE	5.0	2.0	1556	$2,500	$1.61	3d	1	1.46mi
3314 Franklin St Omaha, NE	4.0	2.0	1635	$1,600	$0.98	44d	1	1.47mi

Listing history 29 events

1. 2026-06-18
   days on market $139,500 Active 48 DOM
2. 2026-06-17
   days on market $139,500 Active 47 DOM
3. 2026-06-16
   days on market $139,500 Active 46 DOM
4. 2026-06-15
   days on market $139,500 Active 45 DOM
5. 2026-06-13
   days on market $139,500 Active 43 DOM
6. 2026-06-10
   days on market $139,500 Active 40 DOM
7. 2026-06-09
   days on market $139,500 Active 39 DOM
8. 2026-06-08
   days on market $139,500 Active 38 DOM
9. 2026-06-07
   days on market $139,500 Active 37 DOM
10. 2026-06-03
    days on market $139,500 Active 33 DOM
11. 2026-06-03
    days on market $139,500 Active 32 DOM
12. 2026-06-01
    days on market $139,500 Active 31 DOM
13. 2026-06-01
    days on market $139,500 Active 30 DOM
14. 2026-05-14
    price $146,000 949-char remark
15. 2026-05-06
    price $156,000 949-char remark
16. 2026-05-01
    listed $163,800 New 949-char remark
17. 2026-04-01
    soldstatus $115,000 Sold 742-char remark

    Show marketing remark (742 chars)

    Located in the heart of Midtown Omaha, this property offers convenient access to some of the city's most popular destinations including the Blackstone District, Downtown Omaha, and Midtown Crossing. This two-story home offers a functional layout with spacious living areas and abundant natural light. The property features a driveway, parking pad and a paved patio area that provides additional outdoor space for relaxing or entertaining. Situated in a prime central location, this home provides easy access to local restaurants, entertainment, and neighborhood amenities. Whether you're looking for a primary residence or an investment opportunity, this property offers incredible potential in one of Omaha's most desirable urban locations.

18. 2026-03-12
    status Pending 742-char remark

    Show marketing remark (742 chars)

    Located in the heart of Midtown Omaha, this property offers convenient access to some of the city's most popular destinations including the Blackstone District, Downtown Omaha, and Midtown Crossing. This two-story home offers a functional layout with spacious living areas and abundant natural light. The property features a driveway, parking pad and a paved patio area that provides additional outdoor space for relaxing or entertaining. Situated in a prime central location, this home provides easy access to local restaurants, entertainment, and neighborhood amenities. Whether you're looking for a primary residence or an investment opportunity, this property offers incredible potential in one of Omaha's most desirable urban locations.

19. 2026-03-09
    status Active 742-char remark

    Show marketing remark (742 chars)

    Located in the heart of Midtown Omaha, this property offers convenient access to some of the city's most popular destinations including the Blackstone District, Downtown Omaha, and Midtown Crossing. This two-story home offers a functional layout with spacious living areas and abundant natural light. The property features a driveway, parking pad and a paved patio area that provides additional outdoor space for relaxing or entertaining. Situated in a prime central location, this home provides easy access to local restaurants, entertainment, and neighborhood amenities. Whether you're looking for a primary residence or an investment opportunity, this property offers incredible potential in one of Omaha's most desirable urban locations.

20. 2026-03-07
    historical 742-char remark

    Show marketing remark (742 chars)

    Located in the heart of Midtown Omaha, this property offers convenient access to some of the city's most popular destinations including the Blackstone District, Downtown Omaha, and Midtown Crossing. This two-story home offers a functional layout with spacious living areas and abundant natural light. The property features a driveway, parking pad and a paved patio area that provides additional outdoor space for relaxing or entertaining. Situated in a prime central location, this home provides easy access to local restaurants, entertainment, and neighborhood amenities. Whether you're looking for a primary residence or an investment opportunity, this property offers incredible potential in one of Omaha's most desirable urban locations.

21. 2026-03-06
    listed $120,000 New 742-char remark

    Show marketing remark (742 chars)

    Located in the heart of Midtown Omaha, this property offers convenient access to some of the city's most popular destinations including the Blackstone District, Downtown Omaha, and Midtown Crossing. This two-story home offers a functional layout with spacious living areas and abundant natural light. The property features a driveway, parking pad and a paved patio area that provides additional outdoor space for relaxing or entertaining. Situated in a prime central location, this home provides easy access to local restaurants, entertainment, and neighborhood amenities. Whether you're looking for a primary residence or an investment opportunity, this property offers incredible potential in one of Omaha's most desirable urban locations.

22. 2014-01-06
    historical
23. 2013-10-15
    listed $70,000
24. 2006-06-20
    soldstatus $85,000
25. 2006-06-19
    soldstatus $85,000
26. 2006-05-27
    historical
27. 2006-05-23
    listed $88,000
28. 2004-12-03
    historical
29. 2004-08-03
    listed $94,900

ⓘ 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: $2,615 · $218/mo
• Projected year-2 tax: $2,615 · $218/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $22,605
• − Mortgage interest: −$7,814
• − Property taxes: −$2,615
• − Insurance: −$698
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$4,058
• Taxable income: $3,803
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $4,854/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

+47.0% since first listed

17 events — show timeline

• 2026-05-26 Price Changed $139,500 GPRMLS
• 2026-05-14 Price Changed $146,000 GPRMLS
• 2026-05-06 Price Changed $156,000 GPRMLS
• 2026-05-01 Listed $163,800 GPRMLS
• 2026-04-01 Sold (MLS) $115,000 GPRMLS
• 2026-03-12 Pending — GPRMLS
• 2026-03-09 Relisted — GPRMLS
• 2026-03-07 Listing Removed — GPRMLS
• 2026-03-06 Listed $120,000 GPRMLS
• 2014-01-06 Listing Removed — GPRMLS
• 2013-10-15 Listed $70,000 GPRMLS
• 2006-06-20 Sold (Public Records) $85,000 Public Records
• 2006-06-19 Sold (MLS) $85,000 GPRMLS
• 2006-05-27 Listing Removed — GPRMLS
• 2006-05-23 Listed $88,000 GPRMLS
• 2004-12-03 Listing Removed — GPRMLS
• 2004-08-03 Listed $94,900 GPRMLS

Property tax history

+4.2%/yr

Latest (2025): $2,615 · +24.1% YoY. Source: county tax records.