3714 N 56th St · Omaha, NE 68104

$65,000

3 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 14 Days on market

Built 1953 8,670 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

* Masks are strongly encouraged for odor * Seller will be reviewing offers on Monday 6/1/26. Property is subject to probate court requirements. Any accepted offer shall be contingent upon review and approval by Seller's probate counsel and in compliance with all probate procedures.

Key facts

• 8,670 sq ft lot
• 2 garage spots
• Built 1953

Property features AI

Exterior

• Parking: Detached garage; Two covered parking spaces (2 total)
• Utilities: Public water; Public sewer; Electricity available on property; Natural gas available; Phone and cable available
• Home design: Single-family residence; Residential property; Not new (built in 1953); One-story living with main-floor primary spaces; Composition roof
• Construction: Vinyl siding; Other foundation; Built in 1953
• Exterior features: City lot; Lot up to 1/4 acre (approximately 0.19 acre); Lot dimensions approximately 85 x 102; Storm sewer

Interior

• Kitchen: Kitchen located on the main floor
• Bedrooms: Primary bedroom on the main floor; Additional bedrooms on the main floor
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Full basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 18.4% 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: Fontenelle Elementary School (math 8% / reading 16%, grade F, #489 of 502 statewide, top 98%, 457 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.
• Zoned-school proficiency averages 11% at this address vs 24% district-wide (-13 pts) — the specific schools serving this property underperform the Omaha Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.4%/yr); 172 active listings in the ZIP; 36 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 + 2.4% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.30% ✓
• Cap rate: 18.44%
• Cash-on-cash: 43.38%
• DSCR: 2.93
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $206,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3725 N 55th St	0.09mi	3/2.0	1,200 (+3%)	1mo	$220,000	$183	86
4157 N 59th Cir	0.29mi	3/1.0	1,154 (-1%)	2mo	$153,000	$133	83
6035 Spaulding St	0.35mi	3/2.0	1,187 (+2%)	0mo	$210,000	$177	76
5839 Sprague St	0.26mi	3/1.0	1,260 (+8%)	3mo	$180,000	$143	72
4601 N 54th Cir	0.53mi	3/1.5	1,130 (-3%)	1mo	$222,000	$196	67
6111 Spaulding St	0.40mi	2/2.0 (-1)	1,200 (+3%)	0mo	$198,000	$165	67
3909 N 53rd St	0.24mi	2/1.0 (-1)	1,016 (-13%)	3mo	$167,500	$165	60
2944 N 56th St	0.45mi	2/1.5 (-1)	1,075 (-8%)	2mo	$195,000	$181	58
6316 Pratt St	0.53mi	3/2.0	1,250 (+7%)	6mo	$215,000	$172	54
3117 N 59th St	0.42mi	3/2.0	1,300 (+12%)	5mo	$206,000	$158	53
3124 N 65 St	0.73mi	2/2.0 (-1)	1,131 (-3%)	2mo	$246,000	$218	51
5828 Ohio St	0.74mi	3/1.5	1,315 (+13%)	2mo	$242,000	$184	40

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 39.5%
• Equity multiple: 2.67×
• Total profit: $30,466
• Equity at exit: $9,692

10-year hold

• IRR: 45.6%
• Equity multiple: 5.22×
• Total profit: $76,827
• Equity at exit: $5,620

Cash invested: $18,200 (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: 172
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$341
• Tax from tax record: −$156 /mo · $1,868/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $658

Break-even live

Break-even rent $663

Max offer price $65,000

Occupancy floor 51%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6010 Evans St Omaha, NE	3.0	2.0	1196	$1,850	$1.55	23d	1	0.29mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	43d	1	0.34mi
6020 Birch St Unit 6 Omaha, NE	2.0	1.0	800	$1,150	$1.44	43d	1	0.35mi
3333 N 61st St Unit 3331 Omaha, NE	2.0	1.0	1077	$1,050	$0.97	11d	1	0.42mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	14d	1	0.42mi
4625 N 56th St Apt 18 Omaha, NE	2.0	1.0	700	$875	$1.25	43d	1	0.56mi
2817 N 60th St Unit 2821/02 Omaha, NE	3.0	1.0	1188	$1,045	$0.88	23d	1	0.61mi
2817 N 60th St Unit 2817/02 Omaha, NE	3.0	1.0	1188	$1,500	$1.26	3d	1	0.62mi
6152 Military Ave Omaha, NE	2.0	1.0–2.0	785	$1,599	$2.04	2d	6	0.64mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	43d	1	0.73mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	3d	1	0.74mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	23d	1	0.76mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	23d	1	0.77mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	10d	2	0.77mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	23d	1	0.77mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	23d	1	0.78mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	23d	1	0.80mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	19d	1	0.81mi
3002 N 48th Ave Omaha, NE	4.0	2.0	1205	$1,550	$1.29	23d	1	0.83mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	43d	1	0.84mi
6539 Binney St Omaha, NE	2.0	1.0	720	$1,300	$1.81	23d	1	0.88mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	43d	1	0.97mi
6704 Binney St Unit 67045 Omaha, NE	2.0	1.0	800	$850	$1.06	14d	1	1.01mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	14d	1	1.04mi
2316 N 65th Ave Omaha, NE	2.0	1.5	884	$1,500	$1.70	21d	1	1.13mi
5633 Parker St Omaha, NE	3.0	1.5	1200	$1,695	$1.41	43d	1	1.13mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	43d	1	1.16mi
4276 Binney St Omaha, NE	4.0	1.0	1358	$1,495	$1.10	43d	1	1.25mi
6020 Franklin St Omaha, NE	3.0	1.5	1216	$1,900	$1.56	43d	1	1.27mi
6241 Decatur St Omaha, NE	3.0	1.0	866	$1,595	$1.84	10d	1	1.28mi
7079 Binney St Omaha, NE	2.0	1.0	840	$1,500	$1.79	23d	1	1.29mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	23d	1	1.32mi
6066 Charles St Omaha, NE	2.0	1.0	910	$1,700	$1.87	19d	1	1.39mi
7311 Wirt Cir Omaha, NE	1.0–2.0	1.0	850	$1,045	$1.23	23d	11	1.43mi
7316 Maple St Omaha, NE	1.0–2.0	1.0	850	$1,095	$1.29	43d	10	1.46mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	3d	1	1.48mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $65,000 Pending 14 DOM
2. 2026-06-10
   days on market $65,000 Active 13 DOM
3. 2026-06-09
   days on market $65,000 Active 12 DOM
4. 2026-06-08
   days on market $65,000 Active 11 DOM
5. 2026-06-07
   days on market $65,000 Active 10 DOM
6. 2026-06-03
   days on market $65,000 Active 6 DOM
7. 2026-06-03
   statusdays on market $65,000 Active 5 DOM
8. 2026-06-01
   days on market $65,000 New 4 DOM
9. 2026-06-01
   days on market $65,000 New 3 DOM
10. 2026-05-28
    listed $65,000 New

ⓘ 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: $1,868 · $156/mo
• Projected year-2 tax: $1,868 · $156/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 · 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: $17,947
• − Mortgage interest: −$3,641
• − Property taxes: −$1,868
• − Insurance: −$325
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$1,891
• Taxable income: $7,351
• Est. tax owed @ 24.0%: −$1,764
• After-tax cash flow: $6,131/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

1 event — show timeline

• 2026-05-28 Listed $65,000 GPRMLS

Property tax history

+3.6%/yr

Latest (2025): $1,868 · +1.7% YoY. Source: county tax records.