2703 S Crawford St · Bellevue, NE 68005

$130,000

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 5 Days on market

Built 1938 6,762 sqft lot Est $205k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling Investors! Opportunity knocks with this value-packed duplex loaded with upside potential. Featuring two income-producing units, this property is ideal for investors or owner-occupants looking to live in one side and rent the other! Side 1 offers 1 bed / 1 bath, while Side 2 features 2 beds / 1 bath, both with original wood floors, separate laundry, individual water heaters, hvac, and unfinished lower levels with bonus storage and expansion possibilities. The huge backyard with alley access, plus off-street parking, adds even more appeal and future potential. Whether you're looking to build your portfolio, generate cash flow, or invest in a property with room to grow, this duplex has

Key facts

• Separate laundry
• Huge backyard
• Original wood floors

Tags

• ORIGINAL WOOD FLOORS
• SEPARATE LAUNDRY
• INDIVIDUAL WATER HEATERS
• UNFINISHED LOWER LEVELS
• BONUS STORAGE
• HUGE BACKYARD

Property features AI

Finance

• Other: Two total units (both owner-occupied); Building area reported as 1,132 square feet; Lot approximately 0.1552 acres (46 x 147)

Exterior

• Parking: No garage; 2 total parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential income, multi-family property; Not new; 1,938 construction year
• Construction: Wood siding; Composition roof; Block foundation
• Exterior features: Front porch; Alley access; Level lot; Lot included in price

Interior

• Kitchen: Range (cooktop + oven); Refrigerator; Kitchen in each unit
• Bedrooms: 9 total rooms (includes bedroom count within room total)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating (two furnaces / gas heat for each unit); Central air conditioning (two A/C units)
• Interior features: No fireplaces; Basement present; Cable available
• Laundry & utility: Washer; Dryer; Two electric meters; Two gas meters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $7 ($86/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 $117k (9.8% below list).
• Recommended offer: $117k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.3% in Bellevue — 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 88/100 on livability (#1 in NE, #206 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: commute D+.
• Bellevue Public Schools (suburban): math 47% / reading 49% proficiency, ranked #67 of 111 in NE (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Betz Elementary School (math 32% / reading 27%, grade F, #427 of 502 statewide, top 87%, 285 students, 72% FRL); Bellevue Mission Middle School (math 38% / reading 41%, grade F, #86 of 128 statewide, top 73%, 391 students, 51% FRL); Bellevue East Sr High School (math 36% / reading 41%, grade F, #199 of 261 statewide, top 77%, 1,423 students, 46% FRL) — zoned schools average 56% FRL vs 25% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-12 pts) — the specific schools serving this property underperform the Bellevue Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.3%/yr); 84 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,612 units permitted in Sarpy County in 2024 (364 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sarpy County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,208 (9.8% below list)

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.90% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $204,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2509 Madison St	0.28mi	3/1.0	1,180 (-1%)	1mo	$201,000	$170	80
2411 Madison St	0.33mi	3/1.0	1,183 (-1%)	2mo	$150,000	$127	77
2503 Washington St	0.41mi	4/1.0 (+1)	1,222 (+2%)	3mo	$155,000	$127	66
2905 Wayne St	0.31mi	3/1.0	1,114 (-7%)	6mo	$190,000	$171	65
2701 Clay St	0.13mi	2/1.0 (-1)	1,100 (-8%)	9mo	$167,000	$152	65
914 Mclaughlin Cir	0.58mi	3/2.0	1,258 (+5%)	2mo	$239,900	$191	62
2111 Washington St	0.64mi	3/2.0	1,184 (-1%)	8mo	$215,000	$182	62
2405 Hancock St	0.62mi	3/1.0	1,157 (-3%)	2mo	$216,000	$187	60
2711 Franklin St	0.49mi	2/1.0 (-1)	1,248 (+4%)	10mo	$217,000	$174	53
2507 Hancock St	0.59mi	2/2.0 (-1)	1,270 (+6%)	8mo	$155,000	$122	51
2504 Main St	0.64mi	2/1.5 (-1)	1,242 (+4%)	8mo	$183,500	$148	51
2510 Franklin St	0.49mi	2/1.0 (-1)	1,044 (-13%)	2mo	$201,000	$193	45

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 · 5.3% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.51×
• Total profit: $-17,806
• Equity at exit: $19,383

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-2,862
• Equity at exit: $11,240

Cash invested: $36,400 (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 68005

• Rents YoY: 5.3%
• Active inventory: 84
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,172 high
• Mortgage (P&I): −$682
• Tax from tax record: −$183 /mo · $2,195/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $7

Break-even live

Break-even rent $1,163

Max offer price $130,000

Occupancy floor 94%

Sensitivity live

Price	-10% $81	-5% $44	+0% $7	+5% $-30	+10% $-66
Rent	-10% $-85	-5% $-39	+0% $7	+5% $53	+10% $100
Rate	-1.0pp $73	-0.5pp $40	base $7	+0.5pp $-27	+1.0pp $-61

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 W 29th Ave Bellevue, NE	2.0	2.0	1160	$1,200	$1.03	2d	1	0.16mi
2608 Wayne St Bellevue, NE	2.0	1.0	864	$900	$1.04	44d	1	0.26mi
3008 S Washington St Unit 02 Bellevue, NE	2.0	1.0	1000	$975	$0.97	15d	1	0.38mi
2304 Lincoln Rd Unit A6 Bellevue, NE	2.0	1.0	800	$900	$1.12	15d	1	0.48mi
105 Lawre Cir Unit 1 Bellevue, NE	2.0	1.0	720	$1,100	$1.53	4d	1	0.85mi
105 Lawre Cir Unit 3 Bellevue, NE	2.0	1.0	720	$1,050	$1.46	44d	1	0.85mi
1508 Lee Dr Unit 158 Bellevue, NE	2.0	1.0	875	$1,245	$1.42	4d	1	1.03mi
1503 Buck Dr Unit 152 Bellevue, NE	2.0	1.0	869	$970	$1.12	24d	1	1.10mi
1501 Buck Dr Unit 139 Bellevue, NE	2.0	1.0	875	$970	$1.11	24d	1	1.11mi
1501 Buck Dr Unit 143 Bellevue, NE	2.0	1.0	875	$1,050	$1.20	22d	1	1.11mi
1408 Lee Dr Apt 40 Bellevue, NE	2.0	1.0	875	$1,050	$1.20	44d	1	1.14mi
1409 Buck Dr Bellevue, NE	1.0–2.0	1.0	802	$1,245	$1.55	2d	6	1.16mi
401 E 16th Ave Bellevue, NE	1.0–2.0	1.0	875	$1,100	$1.26	2d	4	1.16mi
9 Martinview Rd Bellevue, NE	2.0	1.0	735	$1,150	$1.56	4d	1	1.18mi
1307 Galvin Rd S Bellevue, NE	1.0–2.0	1.0–2.0	850	$1,185	$1.39	12d	13	1.21mi
1400 Lee Dr Apt 92 Bellevue, NE	2.0	1.0	875	$1,050	$1.20	44d	1	1.22mi
1400 Lee Dr Unit 94 Bellevue, NE	2.0	1.0	875	$1,050	$1.20	24d	1	1.22mi
1320 Englewood Dr Bellevue, NE	3.0	2.0	1316	$2,300	$1.75	44d	1	1.27mi
1302 Wilroy Rd #3 Bellevue, NE	2.0	1.5	1050	$1,325	$1.26	24d	1	1.30mi
1511 Thomas Dr Bellevue, NE	2.0	1.0	1000	$1,002	$1.00	44d	2	1.45mi

Listing history 2 events

1. 2026-05-05
   status Pending 719-char remark
2. 2026-04-30
   listed $130,000 New 719-char remark

ⓘ 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: $2,195 · $183/mo
• Projected year-2 tax: $2,249 · $187/mo
• Expected delta: +$54/yr (+$5/mo · 2.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $14,065
• − Mortgage interest: −$7,282
• − Property taxes: −$2,195
• − Insurance: −$650
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$3,782
• Taxable loss: −$2,094
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $588/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: Bellevue Public Schools
• NCES district ID: 3103810
• Math proficiency: 47% ▼ -6.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $62,859
• Composite: 42.36/100
• National rank: #3248
• State rank: #67 of 111 in NE

Livability — Bellevue

• Score: 88/100
• State rank: #1
• US rank: #206

Category grades

Amenities A+ Commute D+ Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellevue, NE
• County: Sarpy County · 161,202 people
• City population: 55,788
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 21,984
• Household income: $66,551
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 725.0

Population outlook (Sarpy County) Hauer SSP2

• Today (2025): 211,769 people
• By 2030: 229,365 · +8.3%
• By 2040: 264,122 · +24.7%
• By 2050: 298,087 · +40.8%
• By 2075: 381,667 · +80.2%
• By 2100: 448,180 · +111.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 15% Two or more races 10% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, United Kingdom, South Korea
• Languages at home: 88% English-only · Spanish 7% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Sarpy

• 2024 margin: R (+11.7) · D 43.5% · R 55.2% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -15.9pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+11.2 2016: R+21.8 2012: R+23.6 2008: R+15.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.94%
• Current HPI: 247.6885
• Rent YoY: ▲ 5.30%
• 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

+19.0% since first listed

4 events — show timeline

• 2026-06-02 Sold (Public Records) $154,667 Public Records
• 2026-06-01 Sold (MLS) $150,000 GPRMLS
• 2026-05-05 Pending — GPRMLS
• 2026-04-30 Listed $130,000 GPRMLS

Property tax history

+5.1%/yr

Latest (2025): $2,195 · +10.9% YoY. Source: county tax records.