11413 S Cir · Omaha, NE 68137

$289,900

3 bd · 2.5 ba · 1,352 sqft · Other public records · 4 Days on market

Built 1968 6,098 sqft lot

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.9/30.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This home is nestled on a cul-de-sac with a public park just down the street! Home has been updated and is move in ready. New LVP, carpet, updated bathrooms, quartz counters, appliances and much more! Schedule your showing today!

Key facts

• Quartz counters
• Updated bathrooms
• Cul-de-sac

Tags

• CUL-DE-SAC
• PUBLIC PARK
• UPDATED BATHROOMS
• QUARTZ COUNTERS
• MOVE IN READY

Property features AI

Exterior

• Parking: Attached garage (1 car); Built-in garage with 1 covered parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Multi-level home; Built in 1968; Not new / not a model
• Construction: Composition roof; Block foundation
• Exterior features: Deck; Chain link and privacy fencing; Lot approximately 0.14 acres (about 104 x 62)

Interior

• Kitchen: Kitchen on main floor
• Bedrooms: Primary bedroom on 2nd floor; Additional bedrooms on 2nd floor and basement
• Bathrooms: 3 total bathrooms (2 full, 1 half)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished basement; No fireplaces
• Laundry & utility: Basement utility/finished area available

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $290k.

Deal economics

• At list price, monthly cash flow is $-568 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (34.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (40.5% below list).
• Recommended offer: $173k (40.5% below list) — sets the bar for 1% rule.

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.
• Millard Public Schools (urban): math 58% / reading 60% proficiency, ranked #13 of 111 in NE (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Walt Disney Elementary School (math 47% / reading 57%, grade C-, #200 of 502 statewide, top 46%, 396 students, 44% FRL); Millard Central Middle School (math 39% / reading 41%, grade F, #84 of 128 statewide, top 65%, 825 students, 47% FRL); Millard South High School (math 51% / reading 54%, grade C-, #97 of 261 statewide, top 37%, 2,607 students, 36% FRL) — zoned schools average 42% FRL vs 13% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 113 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 28y 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.
• Current owner paid $125k; list at $290k implies a 132% gain — meaningful room to come down on a strong offer.

Recommended offer $172,532 (40.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — 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. 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?
6. 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.
7. 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.
8. 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: 0.60% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.39%
• DSCR: 0.63
• GRM: 14.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -30.5%
• Equity multiple: -0.01×
• Total profit: $-82,127
• Equity at exit: $43,225

10-year hold

• IRR: -30.3%
• Equity multiple: -0.40×
• Total profit: $-113,928
• Equity at exit: $25,065

Cash invested: $81,172 (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 68137

• Rents YoY: 3.6%
• Active inventory: 113
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$289 /mo · $3,473/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-568

Break-even live

Break-even rent $2,444

Max offer price $189,648

Occupancy floor —

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11029 R Plz Omaha, NE	1.0–2.0	1.0–1.5	920	$1,190	$1.29	3d	15	0.26mi
5622 S 110th Cir Omaha, NE	2.0	1.0	1600	$1,795	$1.12	43d	1	0.47mi
11025 M St Omaha, NE	2.0	1.0–2.0	854	$1,640	$1.92	2d	20	0.62mi
12230 Anne St Omaha, NE	1.0–2.0	1.0–1.5	900	$1,010	$1.12	3d	5	0.88mi
6601 S 108th Ct Omaha, NE	1.0–2.0	1.0–2.0	869	$1,500	$1.73	43d	1	0.88mi
12741 Woodcrest Dr Unit 12841 Condo Omaha, NE	2.0	2.0	1019	$2,200	$2.16	3d	1	0.90mi
12727 Woodcrest Plz #123 Omaha, NE	3.0	2.0	1508	$2,200	$1.46	43d	1	1.09mi
10025 South Plz Unit 021R-1 Omaha, NE	2.0	1.0	950	$1,229	$1.29	3d	1	1.11mi
12741 Woodcrest Plz #317 Omaha, NE	2.0	2.0	1019	$2,400	$2.36	43d	1	1.14mi
5344 S 99th St Omaha, NE	3.0	1.0–2.0	750	$1,575	$2.10	3d	9	1.22mi
3618 S 120th St Omaha, NE	3.0	2.0	1524	$2,050	$1.35	2d	1	1.47mi

Listing history 29 events

1. 2026-05-12
   status Pending
2. 2026-05-08
   listed $289,900 New
3. 2026-04-27
   status Pending
4. 2026-04-27
   historical
5. 2026-04-22
   listed $295,000 New
6. 2021-11-29
   historical
7. 2021-11-09
   status Back On Market
8. 2021-11-05
   status Pending
9. 2021-11-03
   listed $205,000 Active - New
10. 2021-08-23
    status Pending
11. 2021-08-23
    historical
12. 2021-08-20
    status Back On Market
13. 2021-08-05
    status Pending
14. 2021-08-02
    price $205,000
15. 2021-07-11
    price $218,000
16. 2021-06-28
    price $225,000
17. 2021-06-17
    price $230,000
18. 2021-06-02
    listed $240,000 Active - New
19. 2004-07-14
    soldstatus $125,000
20. 2004-06-30
    soldstatus $125,000
21. 2004-04-29
    historical
22. 2004-04-16
    listed $127,500
23. 2001-05-31
    soldstatus $102,000
24. 2001-04-21
    historical
25. 2001-04-21
    soldstatus $102,000
26. 2001-03-03
    listed $103,950
27. 1998-03-31
    soldstatus $85,000
28. 1998-02-09
    historical
29. 1998-02-05
    listed $85,000

ⓘ 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: $3,473 · $289/mo
• Projected year-2 tax: $5,015 · $418/mo
• Expected delta: +$1,542/yr (+$128/mo · 44.4%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,704
• − Mortgage interest: −$16,239
• − Property taxes: −$3,473
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$8,433
• Taxable loss: −$12,204
• Est. tax savings @ 24.0%: +$2,929
• After-tax cash flow: $-3,881/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: Millard Public Schools
• NCES district ID: 3173740
• Math proficiency: 58% ▼ -7.00%
• Reading proficiency: 60% ▼ -6.00%
• Median HH income: $81,146
• Composite: 53.23/100
• National rank: #1500
• State rank: #13 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): 24,277
• Household income: $80,739
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 728.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 7% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 9% · Canada, Vietnam, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% 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: ▼ -240.79%
• Current HPI: 231.568
• Rent YoY: ▲ 3.58%
• 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

+241.1% since first listed

29 events — show timeline

• 2026-05-12 Pending — GPRMLS
• 2026-05-08 Listed $289,900 GPRMLS
• 2026-04-27 Pending — GPRMLS
• 2026-04-27 Listing Removed — GPRMLS
• 2026-04-22 Listed $295,000 GPRMLS
• 2021-11-29 Listing Removed — GPRMLS
• 2021-11-09 Relisted — GPRMLS
• 2021-11-05 Pending — GPRMLS
• 2021-11-03 Listed $205,000 GPRMLS
• 2021-08-23 Pending — GPRMLS
• 2021-08-23 Listing Removed — GPRMLS
• 2021-08-20 Relisted — GPRMLS
• 2021-08-05 Pending — GPRMLS
• 2021-08-02 Price Changed $205,000 GPRMLS
• 2021-07-11 Price Changed $218,000 GPRMLS
• 2021-06-28 Price Changed $225,000 GPRMLS
• 2021-06-17 Price Changed $230,000 GPRMLS
• 2021-06-02 Listed $240,000 GPRMLS
• 2004-07-14 Sold (Public Records) $125,000 Public Records
• 2004-06-30 Sold (MLS) $125,000 GPRMLS
• 2004-04-29 Listing Removed — GPRMLS
• 2004-04-16 Listed $127,500 GPRMLS
• 2001-05-31 Sold (MLS) $102,000 GPRMLS
• 2001-04-21 Sold (Public Records) $102,000 Public Records
• 2001-04-21 Listing Removed — GPRMLS
• 2001-03-03 Listed $103,950 GPRMLS
• 1998-03-31 Sold (MLS) $85,000 GPRMLS
• 1998-02-09 Listing Removed — GPRMLS
• 1998-02-05 Listed $85,000 GPRMLS

Property tax history

+2.9%/yr

Latest (2025): $3,473 · -3.9% YoY. Source: county tax records.