2523 N 65th St · Omaha, NE 68104

$139,900

3 bd · 1.0 ba · 1,100 sqft · Other public records · 27 Days on market

Built 1908 6,534 sqft lot $127/sqft · 25% below area Est $194k · 28% 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).

• Cash flow +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 1.5 story home within walking distance to popular Maple Street shops and features 20th century charm w/arched doorways, high ceilings & crown molding! Home offers 3 bedrooms, a full bath, Living Room & Dining Room w/laminate floors & a functional kitchen w/new tile flooring. Downstairs you'll find a large office w/new carpet & an extra shower. Outside is a covered porch, covered back patio, shed plus alley access 1-car garage with attached carport plus parking pad. Newer Roof, Furnace

Key facts

• Rec room
• Sunroom
• Raised ranch

Tags

• RAISED RANCH
• HARDWOOD FLOORS
• SUNROOM
• PRIVATE BACKYARD SANCTUARY
• FINISHED LOWER LEVEL
• REC ROOM

Property features AI

Exterior

• Parking: Detached carport; Off-street parking; Total of 1 parking space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One-and-one-half stories; Not new (built earlier); Composition roof
• Construction: Wood shingle exterior; Built in 1908; Other foundation type
• Exterior features: Porch; Covered deck; Window coverings; Shed(s); City lot with public sidewalk; Up to 1/4 acre lot, sloped and wooded with alley access

Interior

• Kitchen: Range; Dishwasher; Microwave
• Bedrooms: Master bedroom on main floor with window coverings and wall-to-wall carpeting; Second main-floor bedroom with window coverings and wall-to-wall carpeting; Third bedroom on second floor with window coverings
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Walk-out basement; Humidifier; Ceiling fans in multiple rooms; 9'+ ceilings in main living areas; No fireplaces
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• 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: Benson West Elementary School (math 16% / reading 25%, grade F, #466 of 502 statewide, top 93%, 366 students, 0% FRL); Monroe Middle School (math 8% / reading 15%, grade F, #127 of 128 statewide, top 99%, 769 students, 0% FRL); Benson High School (math 9% / reading 12%, grade F, #257 of 261 statewide, top 98%, 1,570 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 (+2.4%/yr); 181 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $967 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — 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. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (median comp): $194,458
• List price: $139,900
• Delta: -28.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-13,303
• Equity at exit: $20,860

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,049
• Equity at exit: $12,096

Cash invested: $39,172 (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 68104

• Rents YoY: 2.4%
• Active inventory: 181
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$734
• Tax from tax record: −$219 /mo · $2,624/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $161

Break-even live

Break-even rent $1,279

Max offer price $139,900

Occupancy floor 84%

Sensitivity live

Price	-10% $241	-5% $201	+0% $161	+5% $122	+10% $82
Rent	-10% $44	-5% $103	+0% $161	+5% $220	+10% $279
Rate	-1.0pp $232	-0.5pp $197	base $161	+0.5pp $125	+1.0pp $88

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2316 N 65th Ave Omaha, NE	2.0	1.5	884	$1,500	$1.70	23d	1	0.15mi
6539 Binney St Omaha, NE	2.0	1.0	720	$1,300	$1.81	25d	1	0.27mi
6152 Military Ave Omaha, NE	2.0	1.0–2.0	785	$1,599	$2.04	4d	6	0.35mi
6704 Binney St Unit 67045 Omaha, NE	2.0	1.0	800	$850	$1.06	16d	1	0.39mi
2817 N 60th St Unit 2817/02 Omaha, NE	3.0	1.0	1188	$1,500	$1.26	4d	1	0.43mi
2817 N 60th St Unit 2821/02 Omaha, NE	3.0	1.0	1188	$1,045	$0.88	25d	1	0.44mi
6241 Decatur St Omaha, NE	3.0	1.0	866	$1,595	$1.84	12d	1	0.46mi
6020 Franklin St Omaha, NE	3.0	1.5	1216	$1,900	$1.56	45d	1	0.55mi
3333 N 61st St Unit 3331 Omaha, NE	2.0	1.0	1077	$1,050	$0.97	13d	1	0.60mi
7079 Binney St Omaha, NE	2.0	1.0	840	$1,500	$1.79	25d	1	0.63mi
6066 Charles St Omaha, NE	2.0	1.0	910	$1,700	$1.87	20d	1	0.65mi
5633 Parker St Omaha, NE	3.0	1.5	1200	$1,695	$1.41	45d	1	0.67mi
6020 Birch St Unit 6 Omaha, NE	2.0	1.0	800	$1,150	$1.44	45d	1	0.69mi
6010 Evans St Omaha, NE	3.0	2.0	1196	$1,850	$1.55	25d	1	0.75mi
7316 Maple St Omaha, NE	1.0–2.0	1.0	850	$1,095	$1.29	45d	10	0.77mi
7311 Wirt Cir Omaha, NE	1.0–2.0	1.0	850	$1,045	$1.23	25d	11	0.78mi
7349 Grant St Omaha, NE	1.0–2.0	1.0–2.0	967	$1,350	$1.40	4d	6	0.79mi
1210 N 60th St Unit 4 Omaha, NE	2.0	1.0	900	$1,400	$1.56	45d	1	0.83mi
7303 Decatur St Unit 7303/04 Omaha, NE	2.0	1.0	850	$925	$1.09	5d	1	0.83mi
7402 Blondo St Omaha, NE	2.0	1.0	1000	$895	$0.90	45d	1	0.84mi
5833 Lafayette Ave Unit 5833 Omaha, NE	2.0	1.0	900	$1,295	$1.44	25d	1	0.85mi
7610 Ohio Plz Omaha, NE	2.0	1.0–1.5	1050	$1,138	$1.08	45d	1	0.96mi
7602 Parker St Omaha, NE	3.0	2.0	1050	$1,700	$1.62	45d	1	1.04mi
7602 Parker St Omaha, NE	3.0	2.0	1040	$1,695	$1.63	5d	1	1.04mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	45d	1	1.18mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	25d	1	1.21mi
2303 Benson Gardens Blvd Omaha, NE	2.0	1.0–2.0	800	$1,275	$1.59	4d	14	1.21mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	45d	1	1.29mi
3002 N 48th Ave Omaha, NE	4.0	2.0	1205	$1,550	$1.29	25d	1	1.33mi
1112 N 50th Ave Omaha, NE	2.0	1.0	1200	$1,450	$1.21	16d	1	1.38mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	16d	1	1.41mi
4625 N 56th St Apt 18 Omaha, NE	2.0	1.0	700	$875	$1.25	45d	1	1.47mi
1920 Robertson Dr Omaha, NE	2.0	1.0	1100	$1,038	$0.94	45d	5	1.48mi

Listing history 27 events

1. 2026-06-03
   statusdays on market $139,900 Pending 27 DOM
2. 2026-06-03
   days on market $139,900 Active 26 DOM
3. 2026-06-01
   days on market $139,900 Active 25 DOM
4. 2026-06-01
   days on market $139,900 Active 24 DOM
5. 2026-05-07
   listed $139,900 New 912-char remark
6. 2021-04-01
   soldstatus $5,273,000
7. 2016-09-23
   soldstatus $3,972,000
8. 2014-06-05
   soldstatus $76,000
9. 2014-05-29
   soldstatus $75,500 516-char remark

   Show marketing remark (516 chars)

   Affordable 1.5 story home within walking distance to popular Maple Street shops and features 20th century charm w/arched doorways, high ceilings & crown molding! Home offers 3 bedrooms, a full bath, Living Room & Dining Room w/laminate floors & a functional kitchen w/new tile flooring. Downstairs you'll find a large office w/new carpet & an extra shower. Outside is a covered porch, covered back patio, shed plus alley access 1-car garage with attached carport plus parking pad. Newer Roof, Furnace

10. 2014-05-09
    historical 516-char remark

    Show marketing remark (516 chars)

    Affordable 1.5 story home within walking distance to popular Maple Street shops and features 20th century charm w/arched doorways, high ceilings & crown molding! Home offers 3 bedrooms, a full bath, Living Room & Dining Room w/laminate floors & a functional kitchen w/new tile flooring. Downstairs you'll find a large office w/new carpet & an extra shower. Outside is a covered porch, covered back patio, shed plus alley access 1-car garage with attached carport plus parking pad. Newer Roof, Furnace

11. 2014-04-11
    listed $82,900 516-char remark

    Show marketing remark (516 chars)

    Affordable 1.5 story home within walking distance to popular Maple Street shops and features 20th century charm w/arched doorways, high ceilings & crown molding! Home offers 3 bedrooms, a full bath, Living Room & Dining Room w/laminate floors & a functional kitchen w/new tile flooring. Downstairs you'll find a large office w/new carpet & an extra shower. Outside is a covered porch, covered back patio, shed plus alley access 1-car garage with attached carport plus parking pad. Newer Roof, Furnace

12. 2013-08-31
    historical
13. 2013-05-30
    listed $76,900
14. 2013-05-06
    historical
15. 2013-02-05
    listed $78,500
16. 2012-12-22
    historical
17. 2012-06-21
    listed $79,900
18. 2007-11-01
    soldstatus $77,777
19. 2007-10-26
    soldstatus $78,000
20. 2007-10-05
    historical
21. 2007-09-09
    listed $79,950
22. 2005-12-18
    historical
23. 2005-08-16
    listed $80,999
24. 2002-04-24
    soldstatus $62,000
25. 2002-04-19
    soldstatus $62,000
26. 2002-03-21
    historical
27. 2001-12-01
    listed $62,000

ⓘ 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: $2,624 · $219/mo
• Projected year-2 tax: $2,624 · $219/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 ≥104°F today · 14 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: $17,803
• − Mortgage interest: −$7,837
• − Property taxes: −$2,624
• − Insurance: −$700
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$4,070
• Taxable loss: −$275
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $2,003/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): 36,673
• Household income: $60,549
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1738.0

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 0.68)
• Race & ethnicity: White 50% Black 23% Asian 12% Two or more races 11% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 13% · Philippines, Canada, India
• Languages at home: 83% English-only · Other Asian/Pacific 8% Spanish 5% Other Indo-European 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: ▼ -196.54%
• Current HPI: 298.8625
• Rent YoY: ▲ 2.35%
• 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

+125.6% since first listed

24 events — show timeline

• 2026-06-03 Pending — GPRMLS
• 2026-05-07 Listed $139,900 GPRMLS
• 2021-04-01 Sold (Public Records) $5,273,000 Public Records
• 2016-09-23 Sold (Public Records) $3,972,000 Public Records
• 2014-06-05 Sold (Public Records) $76,000 Public Records
• 2014-05-29 Sold (MLS) $75,500 GPRMLS
• 2014-05-09 Listing Removed — GPRMLS
• 2014-04-11 Listed $82,900 GPRMLS
• 2013-08-31 Listing Removed — GPRMLS
• 2013-05-30 Listed $76,900 GPRMLS
• 2013-05-06 Listing Removed — GPRMLS
• 2013-02-05 Listed $78,500 GPRMLS
• 2012-12-22 Listing Removed — GPRMLS
• 2012-06-21 Listed $79,900 GPRMLS
• 2007-11-01 Sold (Public Records) $77,777 Public Records
• 2007-10-26 Sold (MLS) $78,000 GPRMLS
• 2007-10-05 Listing Removed — GPRMLS
• 2007-09-09 Listed $79,950 GPRMLS
• 2005-12-18 Listing Removed — GPRMLS
• 2005-08-16 Listed $80,999 GPRMLS
• 2002-04-24 Sold (Public Records) $62,000 Public Records
• 2002-04-19 Sold (MLS) $62,000 GPRMLS
• 2002-03-21 Listing Removed — GPRMLS
• 2001-12-01 Listed $62,000 GPRMLS

Property tax history

+5.1%/yr

Latest (2025): $2,624 · +23.3% YoY. Source: county tax records.