3077 S 16th St · Omaha, NE 68108

$170,000

3 bd · 1.5 ba · 1,568 sqft · Other public records · 87 Days on market

Built 1890 10,106 sqft lot $108/sqft · at area comps Est $175k · at est.

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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 +21.3/30.0
• ARV discount +8.7/15.0
• DSCR +6.8/10.0
• 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

Contract Pending Discover the perfect property for investors or buyers looking to build equity and maximize returns. This 4-bedroom, 3-bath home offers endless possibilities—ideal for generating rental income, renovating for resale, or creating a long-term hold strategy.The layout provides flexibility for multiple uses, with living areas and room to modernize and add value. Located on a double corner lot near shopping and the interstate, this home is positioned perfectly for future appreciation.With some vision and updates, you can transform this property into a high-performing investment or a beautiful family home. Whether you’re a first-time investor or an experienced flipper, this opportunity is one you don’t want to miss.Turn potential into profit—schedule your showing today and see what this home can become!

Key facts

• Double corner lot
• Near shopping
• Near interstate

Tags

• DOUBLE CORNER LOT
• FLEXIBILITY FOR MULTIPLE USES
• ROOM TO MODERNIZE
• NEAR SHOPPING
• NEAR INTERSTATE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/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 $164k (3.5% below list).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 74 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 37% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 87 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 11y 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 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 0.96% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (median comp): $174,667
• List price: $170,000
• Delta: -2.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-15,164
• Equity at exit: $25,348

10-year hold

• IRR: -2.2%
• Equity multiple: 0.86×
• Total profit: $-6,588
• Equity at exit: $14,698

Cash invested: $47,600 (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: 74
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$891
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $250

Break-even live

Break-even rent $1,324

Max offer price $170,000

Occupancy floor 80%

Sensitivity live

Price	-10% $346	-5% $298	+0% $250	+5% $202	+10% $154
Rent	-10% $120	-5% $185	+0% $250	+5% $315	+10% $379
Rate	-1.0pp $335	-0.5pp $293	base $250	+0.5pp $206	+1.0pp $161

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Vinton St Apt 2 Omaha, NE	2.0	1.0	1200	$1,200	$1.00	22d	1	0.27mi
2612 S 12th St Omaha, NE	3.0	2.0	1100	$2,100	$1.91	15d	1	0.34mi
3124 S 21st St Omaha, NE	3.0	2.0	1325	$1,745	$1.32	20d	1	0.40mi
1618 Martha St Unit 2 (Top) Omaha, NE	3.0	1.0	1117	$1,150	$1.03	45d	1	0.51mi
2219 S 14th St Omaha, NE	3.0	2.0	1224	$1,380	$1.13	45d	1	0.55mi
S 9th St Omaha, NE	2.0	1.0	1400	$1,400	$1.00	11d	1	0.62mi
1912 S 12th St Omaha, NE	2.0	1.0	1400	$1,275	$0.91	4d	1	0.73mi
2212 F St Omaha, NE	3.0	1.0	1266	$1,450	$1.15	45d	1	0.87mi
1910 1/2 S 8th St Omaha, NE	2.0	1.0	1116	$1,350	$1.21	4d	1	0.88mi
1919 Dahlman Rows Plz Omaha, NE	3.0	3.5	1800	$2,800	$1.56	15d	1	0.94mi
1416 S 16th St Unit 101 Omaha, NE	2.0	2.0	1500	$1,550	$1.03	4d	1	0.96mi
1323 S 12th St Omaha, NE	1.0–2.0	1.0–2.0	958	$2,100	$2.19	3d	1	1.05mi
1517 S 8th St Omaha, NE	1.0–2.0	1.0–2.0	865	$2,000	$2.31	3d	90	1.06mi
913 Forest Ave Unit 913-1 Omaha, NE	2.0	2.0	1100	$1,695	$1.54	15d	1	1.20mi
3209 S 32nd Ave Omaha, NE	3.0	2.0	1872	$1,995	$1.07	45d	1	1.21mi
925 Pierce St Unit 112 Omaha, NE	2.0	2.0	1086	$1,795	$1.65	4d	1	1.24mi
925 Pierce St Unit 223 Omaha, NE	2.0	1.0	1056	$1,600	$1.52	25d	1	1.24mi
925 Pierce St Apt 414 Omaha, NE	2.0	2.0	1315	$2,995	$2.28	25d	1	1.24mi
925 Pierce St Unit 123 Omaha, NE	2.0	1.0	1056	$1,895	$1.79	45d	1	1.24mi
1322 S 6th St Unit 1322 Omaha, NE	2.0	2.0	1350	$1,270	$0.94	15d	1	1.25mi
1102 S 20th St Omaha, NE	2.0	2.5	1570	$2,395	$1.53	25d	1	1.26mi
1116 S 9th St Omaha, NE	2.0	1.0	1400	$1,400	$1.00	25d	1	1.29mi
1012 S 24th St Omaha, NE	1.0–3.0	1.0	918	$1,150	$1.25	4d	5	1.43mi
1142 S 29th St Omaha, NE	2.0	2.0	1250	$1,495	$1.20	20d	1	1.46mi
905 S 10th Ct Omaha, NE	2.0	1.5	1176	$2,200	$1.87	45d	1	1.47mi
1148 Park Ave Unit 1 Omaha, NE	2.0	1.0	1150	$1,495	$1.30	4d	1	1.50mi
1148 Park Ave Omaha, NE	2.0	1.0	1150	$1,520	$1.32	25d	1	1.50mi

Listing history 40 events

1. 2026-05-18
   status Pending 848-char remark

   Show marketing remark (848 chars)

   Contract Pending Discover the perfect property for investors or buyers looking to build equity and maximize returns. This 4-bedroom, 3-bath home offers endless possibilities—ideal for generating rental income, renovating for resale, or creating a long-term hold strategy.The layout provides flexibility for multiple uses, with living areas and room to modernize and add value. Located on a double corner lot near shopping and the interstate, this home is positioned perfectly for future appreciation.With some vision and updates, you can transform this property into a high-performing investment or a beautiful family home. Whether you’re a first-time investor or an experienced flipper, this opportunity is one you don’t want to miss.Turn potential into profit—schedule your showing today and see what this home can become!

2. 2026-02-20
   listed $170,000 New 848-char remark

   Show marketing remark (848 chars)

   Contract Pending Discover the perfect property for investors or buyers looking to build equity and maximize returns. This 4-bedroom, 3-bath home offers endless possibilities—ideal for generating rental income, renovating for resale, or creating a long-term hold strategy.The layout provides flexibility for multiple uses, with living areas and room to modernize and add value. Located on a double corner lot near shopping and the interstate, this home is positioned perfectly for future appreciation.With some vision and updates, you can transform this property into a high-performing investment or a beautiful family home. Whether you’re a first-time investor or an experienced flipper, this opportunity is one you don’t want to miss.Turn potential into profit—schedule your showing today and see what this home can become!

3. 2026-02-20
   historical

   Show marketing remark (848 chars)

   Contract Pending Discover the perfect property for investors or buyers looking to build equity and maximize returns. This 4-bedroom, 3-bath home offers endless possibilities—ideal for generating rental income, renovating for resale, or creating a long-term hold strategy.The layout provides flexibility for multiple uses, with living areas and room to modernize and add value. Located on a double corner lot near shopping and the interstate, this home is positioned perfectly for future appreciation.With some vision and updates, you can transform this property into a high-performing investment or a beautiful family home. Whether you’re a first-time investor or an experienced flipper, this opportunity is one you don’t want to miss.Turn potential into profit—schedule your showing today and see what this home can become!

4. 2026-01-22
   listed $204,900 New
5. 2026-01-22
   historical
6. 2025-12-09
   listed $214,900 New
7. 2025-12-09
   historical
8. 2025-10-29
   listed $219,900 New
9. 2024-03-28
   historical
10. 2024-02-23
    price $220,000
11. 2023-11-27
    listed $225,000 New
12. 2022-08-25
    soldstatus $212,800 Sold
13. 2022-07-14
    historical
14. 2022-07-14
    listed $199,990
15. 2022-07-13
    historical
16. 2022-07-06
    price $199,990
17. 2022-06-20
    listed $210,000 Active - New
18. 2018-09-17
    soldstatus $144,947 Sold
19. 2018-09-17
    soldstatus $144,947
20. 2018-08-20
    status Pending
21. 2018-08-07
    listed $144,947 Active - New
22. 2018-08-07
    listed $144,947
23. 2018-08-06
    historical
24. 2018-08-03
    price $147,500
25. 2018-07-26
    price $148,500
26. 2018-07-23
    price $149,500
27. 2018-07-20
    price $151,900
28. 2018-07-17
    price $152,900
29. 2018-07-11
    price $153,900
30. 2018-06-23
    price $154,900
31. 2018-06-14
    price $159,900
32. 2018-05-29
    listed $164,900 Active - New
33. 2017-05-26
    soldstatus $43,000 Sold
34. 2017-04-28
    status Pending
35. 2017-04-24
    listed $45,000 Active - New
36. 2015-11-07
    historical
37. 2015-10-27
    price $49,900
38. 2015-07-31
    price $59,550
39. 2015-06-25
    price $64,900
40. 2015-05-08
    listed $72,750 Active - 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: $1,000 · $83/mo
• Projected year-2 tax: $2,941 · $245/mo
• Expected delta: +$1,941/yr (+$162/mo · 194.0%)

ⓘ 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 · 14 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: $19,679
• − Mortgage interest: −$9,523
• − Property taxes: −$1,000
• − Insurance: −$850
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$4,945
• Taxable income: $212
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $2,947/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

+133.7% since first listed

40 events — show timeline

• 2026-05-18 Pending — GPRMLS
• 2026-02-20 Listing Removed — GPRMLS
• 2026-02-20 Listed $170,000 GPRMLS
• 2026-01-22 Listing Removed — GPRMLS
• 2026-01-22 Listed $204,900 GPRMLS
• 2025-12-09 Listing Removed — GPRMLS
• 2025-12-09 Listed $214,900 GPRMLS
• 2025-10-29 Listed $219,900 GPRMLS
• 2024-03-28 Listing Removed — GPRMLS
• 2024-02-23 Price Changed $220,000 GPRMLS
• 2023-11-27 Listed $225,000 GPRMLS
• 2022-08-25 Sold (MLS) $212,800 GPRMLS
• 2022-07-14 Listed $199,990 GPRMLS
• 2022-07-14 Listing Removed — GPRMLS
• 2022-07-13 Listing Removed — GPRMLS
• 2022-07-06 Price Changed $199,990 GPRMLS
• 2022-06-20 Listed $210,000 GPRMLS
• 2018-09-17 Sold (MLS) $144,947 SWIAR
• 2018-09-17 Sold (MLS) $144,947 GPRMLS
• 2018-08-20 Pending — GPRMLS
• 2018-08-07 Listed $144,947 SWIAR
• 2018-08-07 Listed $144,947 GPRMLS
• 2018-08-06 Listing Removed — GPRMLS
• 2018-08-03 Price Changed $147,500 GPRMLS
• 2018-07-26 Price Changed $148,500 GPRMLS
• 2018-07-23 Price Changed $149,500 GPRMLS
• 2018-07-20 Price Changed $151,900 GPRMLS
• 2018-07-17 Price Changed $152,900 GPRMLS
• 2018-07-11 Price Changed $153,900 GPRMLS
• 2018-06-23 Price Changed $154,900 GPRMLS
• 2018-06-14 Price Changed $159,900 GPRMLS
• 2018-05-29 Listed $164,900 GPRMLS
• 2017-05-26 Sold (MLS) $43,000 GPRMLS
• 2017-04-28 Pending — GPRMLS
• 2017-04-24 Listed $45,000 GPRMLS
• 2015-11-07 Listing Removed — GPRMLS
• 2015-10-27 Price Changed $49,900 GPRMLS
• 2015-07-31 Price Changed $59,550 GPRMLS
• 2015-06-25 Price Changed $64,900 GPRMLS
• 2015-05-08 Listed $72,750 GPRMLS

Property tax history

+0.7%/yr

Latest (2017): $1,000 · +0.7% YoY. Source: county tax records.