2227 S 12th St · Omaha, NE 68108

$120,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 127 Days on market

Built 1890 3,049 sqft lot $167/sqft · at area comps Est $126k · at est.

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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 +18.3/30.0
• ARV discount +9.7/15.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A move-in ready 2 bedroom, 1 bath home featuring new flooring and fresh paint throughout. The property includes vinyl windows and vinyl siding for durability and low maintenance. The bathroom has been tastefully remodeled, and the home offers off-street parking along with convenient alley access. This is an excellent opportunity for a great investment.

Key facts

• Vinyl windows
• Fresh paint
• Remodeled bathroom

Tags

• NEW FLOORING
• FRESH PAINT
• VINYL WINDOWS
• VINYL SIDING
• REMODELED BATHROOM
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $115k (4.1% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Market conditions: Rents flat; 73 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $830 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 127 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (median comp): $126,244
• List price: $120,000
• Delta: -4.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1724 S 17th St	0.43mi	2/1.0	790 (+10%)	1mo	$147,000	$186	63
1424 S 18 St	0.59mi	1/1.0 (-1)	688 (-4%)	13mo	$93,000	$135	49
209 Arbor Ct	0.68mi	1/1.0 (-1)	620 (-14%)	14mo	$90,000	$145	29

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: -12.6%
• Equity multiple: 0.56×
• Total profit: $-14,918
• Equity at exit: $17,892

10-year hold

• IRR: -7.0%
• Equity multiple: 0.60×
• Total profit: $-13,601
• Equity at exit: $10,375

Cash invested: $33,600 (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: 73
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$629
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $109

Break-even live

Break-even rent $1,012

Max offer price $120,000

Occupancy floor 85%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1937 S 12th St Unit 3 Omaha, NE	1.0	1.0	700	$620	$0.89	3d	1	0.08mi
1730 S 11th St Unit 35 Omaha, NE	1.0	1.0	610	$1,075	$1.76	43d	1	0.20mi
1730 S 11th St Unit 22 Omaha, NE	1.0	1.0	610	$1,075	$1.76	3d	1	0.20mi
2011 S 7th St Omaha, NE	2.0	1.0	750	$975	$1.30	14d	1	0.36mi
1440 S 13th St Unit 205 Omaha, NE	1.0	1.0	650	$1,300	$2.00	23d	1	0.38mi
1440 S 13th St Unit 203 Omaha, NE	1.0	1.0	641	$1,290	$2.01	23d	1	0.38mi
1440 S 13th St Omaha, NE	1.0	1.0	645	$1,295	$2.01	10d	2	0.38mi
1440 S 13th St Omaha, NE	2.0	1.0–2.0	707	$1,860	$2.63	43d	6	0.38mi
1402 S 13th St Unit 2 Omaha, NE	1.0	1.0	589	$725	$1.23	43d	1	0.46mi
1517 S 8th St Omaha, NE	1.0–2.0	1.0–2.0	865	$2,000	$2.31	1d	90	0.46mi
1726 S 18th St Omaha, NE	1.0	1.0	500	$895	$1.79	14d	1	0.46mi
1323 S 12th St Omaha, NE	1.0–2.0	1.0–2.0	958	$2,100	$2.19	2d	1	0.46mi
1233 1/2 S 14th St Omaha, NE	1.0	1.0	576	$1,000	$1.74	43d	1	0.56mi
1311 S 9th St Omaha, NE	1.0	1.0	743	$1,350	$1.82	1d	37	0.59mi
925 Pierce St Apt 219 Omaha, NE	1.0	1.0	715	$1,395	$1.95	3d	1	0.63mi
1052 S 20th St Unit 8 Omaha, NE	1.0	1.0	450	$795	$1.77	43d	1	0.84mi
1508 Marcy St Omaha, NE	1.0	1.0–1.5	839	$1,595	$1.90	21d	4	0.90mi
802 S 14th St Omaha, NE	1.0–2.0	1.0–1.5	779	$1,132	$1.45	3d	3	0.91mi
415 Leavenworth St Omaha, NE	1.0–2.0	1.0–2.0	881	$2,395	$2.72	1d	38	1.05mi
1213 Jackson St Omaha, NE	1.0	1.0	600	$839	$1.40	14d	1	1.05mi
3810 S 13th St Omaha, NE	1.0–2.0	1.0	775	$1,000	$1.29	14d	3	1.07mi
1501 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	975	$1,799	$1.84	2d	9	1.07mi
601 S 16th St Omaha, NE	1.0–2.0	1.0	750	$975	$1.30	3d	2	1.08mi
1012 S 24th St Omaha, NE	1.0–3.0	1.0	918	$1,050	$1.14	3d	5	1.12mi
505 S 16th St Omaha, NE	1.0	1.0	500	$895	$1.79	3d	6	1.14mi
424 S 12th St Omaha, NE	1.0	1.0	937	$1,480	$1.58	2d	4	1.15mi
1115 Harney St Omaha, NE	1.0	1.0	712	$1,195	$1.68	11d	2	1.18mi
1115 Harney St Unit 301 Omaha, NE	1.0	1.0	700	$1,125	$1.61	23d	1	1.18mi
1722 Saint Marys Ave Unit 202 Omaha, NE	1.0	1.0	617	$1,015	$1.65	43d	1	1.19mi
1213 Harney St Omaha, NE	2.0	1.0	722	$1,300	$1.80	11d	3	1.19mi
1213 Harney St Apt 201 Omaha, NE	1.0	1.0	610	$1,100	$1.80	21d	1	1.19mi
907 S 25th St Omaha, NE	2.0	1.0–2.0	930	$1,360	$1.46	14d	6	1.19mi
1405 Harney St Unit 406 Omaha, NE	1.0	1.0	683	$1,250	$1.83	43d	1	1.20mi
405 S 16th St Omaha, NE	1.0–2.0	1.0	832	$1,350	$1.62	11d	11	1.21mi
1911 Park Ave Apt 4 Omaha, NE	1.0	1.0	700	$725	$1.04	23d	1	1.23mi
2243 Jones St Unit 2243205 Omaha, NE	1.0	1.0	632	$800	$1.27	23d	1	1.23mi
2243 Jones St Unit 2243307 Omaha, NE	1.0	1.0	689	$850	$1.23	43d	1	1.23mi
2243 Jones St Unit 2243301 Omaha, NE	1.0	1.0	720	$825	$1.15	43d	1	1.23mi
1520 Harney St Omaha, NE	1.0	1.0	685	$1,068	$1.56	3d	1	1.25mi
2235 Saint Marys Ave Omaha, NE	1.0	1.0	560	$765	$1.37	3d	8	1.26mi

Listing history 32 events

1. 2026-06-18
   days on market $120,000 Active 127 DOM
2. 2026-06-17
   days on market $120,000 Active 126 DOM
3. 2026-06-16
   days on market $120,000 Active 125 DOM
4. 2026-06-15
   days on market $120,000 Active 124 DOM
5. 2026-06-13
   days on market $120,000 Active 122 DOM
6. 2026-06-10
   days on market $120,000 Active 119 DOM
7. 2026-06-09
   days on market $120,000 Active 118 DOM
8. 2026-06-08
   days on market $120,000 Active 117 DOM
9. 2026-06-07
   days on market $120,000 Active 116 DOM
10. 2026-06-03
    days on market $120,000 Active 112 DOM
11. 2026-06-03
    days on market $120,000 Active 111 DOM
12. 2026-06-01
    days on market $120,000 Active 110 DOM
13. 2026-06-01
    days on market $120,000 Active 109 DOM
14. 2026-04-20
    price $125,000 354-char remark

    Show marketing remark (354 chars)

    A move-in ready 2 bedroom, 1 bath home featuring new flooring and fresh paint throughout. The property includes vinyl windows and vinyl siding for durability and low maintenance. The bathroom has been tastefully remodeled, and the home offers off-street parking along with convenient alley access. This is an excellent opportunity for a great investment.

15. 2026-02-09
    listed $130,000 New 354-char remark

    Show marketing remark (354 chars)

    A move-in ready 2 bedroom, 1 bath home featuring new flooring and fresh paint throughout. The property includes vinyl windows and vinyl siding for durability and low maintenance. The bathroom has been tastefully remodeled, and the home offers off-street parking along with convenient alley access. This is an excellent opportunity for a great investment.

16. 2024-05-31
    soldstatus $218,000
17. 2023-11-07
    soldstatus $123,000
18. 2017-04-17
    soldstatus $27,500 Sold 151-char remark

    Show marketing remark (151 chars)

    2 bedroom, 1 bath with new carpet & fresh paint. Vinyl windows, vinyl siding. Updated bath. off street parking and alley access. Great investment!

19. 2017-04-11
    status Pending 151-char remark

    Show marketing remark (151 chars)

    2 bedroom, 1 bath with new carpet & fresh paint. Vinyl windows, vinyl siding. Updated bath. off street parking and alley access. Great investment!

20. 2017-03-29
    listed $34,900 Active - New 151-char remark

    Show marketing remark (151 chars)

    2 bedroom, 1 bath with new carpet & fresh paint. Vinyl windows, vinyl siding. Updated bath. off street parking and alley access. Great investment!

21. 2017-03-28
    historical
22. 2016-09-27
    listed $34,900 Active - New
23. 2009-09-24
    historical
24. 2009-03-23
    listed $25,000
25. 2008-09-11
    historical
26. 2008-07-30
    listed $39,900
27. 2006-05-09
    historical
28. 2006-01-09
    listed $45,000
29. 2004-09-07
    soldstatus $36,000
30. 2004-08-10
    historical
31. 2004-05-20
    listed $41,900
32. 2003-10-15
    soldstatus $21,000

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $2,076 · $173/mo
• Expected delta: +$635/yr (+$53/mo · 44.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $13,804
• − Mortgage interest: −$6,722
• − Property taxes: −$1,441
• − Insurance: −$600
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$3,491
• Taxable loss: −$659
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,470/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

+495.2% since first listed

19 events — show timeline

• 2026-04-20 Price Changed $125,000 GPRMLS
• 2026-02-09 Listed $130,000 GPRMLS
• 2024-05-31 Sold (Public Records) $218,000 Public Records
• 2023-11-07 Sold (Public Records) $123,000 Public Records
• 2017-04-17 Sold (MLS) $27,500 GPRMLS
• 2017-04-11 Pending — GPRMLS
• 2017-03-29 Listed $34,900 GPRMLS
• 2017-03-28 Listing Removed — GPRMLS
• 2016-09-27 Listed $34,900 GPRMLS
• 2009-09-24 Listing Removed — GPRMLS
• 2009-03-23 Listed $25,000 GPRMLS
• 2008-09-11 Listing Removed — GPRMLS
• 2008-07-30 Listed $39,900 GPRMLS
• 2006-05-09 Listing Removed — GPRMLS
• 2006-01-09 Listed $45,000 GPRMLS
• 2004-09-07 Sold (MLS) $36,000 GPRMLS
• 2004-08-10 Listing Removed — GPRMLS
• 2004-05-20 Listed $41,900 GPRMLS
• 2003-10-15 Sold (Public Records) $21,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,441 · +11.6% YoY. Source: county tax records.