2725 Fort St · Omaha, NE 68111

$89,000

2 bd · 1.0 ba · 905 sqft · SingleFamily public records · 17 Days on market

Built 1910 4,687 sqft lot Est $130k · 32% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Calling all landlords and flippers! Secure your next project with this 2-bedroom, 1-bathroom ranch-style rental property. This single-level home offers a functional layout. It requires updating throughout, allowing you to renovate to your standards and maximize market rent or resale value. Sold strictly as-is.

Key facts

• 4,687 sq ft lot
• Built 1910
• Listed 17 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residential property; Not new (originally built in 1910); One-story layout (main floor living areas)
• Construction: Wood siding exterior; Composition (asphalt) roof; Block foundation; Built in 1910
• Exterior features: Front porch

Interior

• Kitchen: Range; Oven; Refrigerator; Vinyl flooring in the kitchen
• Bedrooms: Master bedroom on the main floor with wood flooring; Second bedroom on the main floor with wood flooring
• Flooring: Wood flooring (living room and bedrooms); Vinyl flooring (kitchen)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished basement; Concrete floor in laundry/utility area; Wood flooring in living areas and bedrooms
• Laundry & utility: Laundry/utility area with concrete floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Miller Park Elementary School (math 17% / reading 17%, grade F, #471 of 502 statewide, top 95%, 390 students, 0% FRL); North High School (math 21% / reading 25%, grade F, #247 of 261 statewide, top 95%, 1,796 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 (+3.2%/yr); 140 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.2% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $22k; list at $89k implies a 305% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.52% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.59%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $130,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2713 Camden Ave	0.06mi	2/1.0	938 (+4%)	9mo	$103,000	$110	83
5340 N 28th Ave	0.13mi	2/1.0	970 (+7%)	6mo	$82,000	$85	77
5335 N 26 St	0.17mi	2/1.5	975 (+8%)	9mo	$146,000	$150	69
5420 Florence Blvd	0.44mi	2/2.0	956 (+6%)	1mo	$110,000	$115	65
2915 Fowler Ave	0.40mi	2/1.0	836 (-8%)	6mo	$100,000	$120	64
3179 Larimore Ave	0.50mi	2/1.0	860 (-5%)	10mo	$145,000	$169	60
3328 Grand Ave	0.54mi	3/2.0 (+1)	930 (+3%)	9mo	$110,000	$118	54
3185 Stone Ave	0.64mi	2/1.0	960 (+6%)	11mo	$185,000	$193	51
3184 Larimore Ave	0.47mi	2/1.0	1,010 (+12%)	10mo	$145,000	$144	51
3043 Arcadia Ave	0.49mi	3/1.5 (+1)	991 (+10%)	9mo	$200,000	$202	47
3178 Fowler Ave	0.51mi	2/1.0	1,017 (+12%)	11mo	$135,000	$133	46
4936 N 35th St	0.66mi	3/1.0 (+1)	1,028 (+14%)	10mo	$162,500	$158	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.22% rent growth · sell at horizon

5-year hold

• IRR: 42.1%
• Equity multiple: 4.21×
• Total profit: $79,967
• Equity at exit: $80,178

10-year hold

• IRR: 36.4%
• Equity multiple: 9.49×
• Total profit: $211,570
• Equity at exit: $172,907

Cash invested: $24,920 (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 68111

• Home prices YoY: 4.0%
• Rents YoY: 3.2%
• Active inventory: 140
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$467
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $490

Break-even live

Break-even rent $734

Max offer price $89,000

Occupancy floor 59%

Sensitivity live

Price	-10% $540	-5% $515	+0% $490	+5% $465	+10% $439
Rent	-10% $383	-5% $436	+0% $490	+5% $543	+10% $597
Rate	-1.0pp $535	-0.5pp $512	base $490	+0.5pp $467	+1.0pp $443

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5922 N 28th Ave Omaha, NE	2.0	1.0	764	$950	$1.24	4d	1	0.47mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	24d	1	0.55mi
2723 Newport Ave Omaha, NE	2.0	1.0	1079	$1,450	$1.34	3d	1	0.89mi
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	24d	1	1.09mi
3708 Florence Blvd Omaha, NE	3.0	1.0	1102	$1,395	$1.27	22d	1	1.10mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	3d	1	1.12mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	11d	1	1.12mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	44d	1	1.12mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	44d	1	1.39mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	24d	1	1.43mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	44d	1	1.48mi
3138 Weber Cir Omaha, NE	2.0	1.0	750	$1,200	$1.60	44d	1	1.49mi

Listing history 11 events

1. 2026-06-21
   days on market $89,000 Active 17 DOM
2. 2026-06-18
   days on market $89,000 Active 14 DOM
3. 2026-06-17
   days on market $89,000 Active 13 DOM
4. 2026-06-16
   days on market $89,000 Active 12 DOM
5. 2026-06-15
   days on market $89,000 Active 11 DOM
6. 2026-06-13
   days on market $89,000 Active 9 DOM
7. 2026-06-10
   days on market $89,000 Active 6 DOM
8. 2026-06-09
   statusdays on market $89,000 Active 5 DOM
9. 2026-06-08
   days on market $89,000 New 4 DOM
10. 2026-06-07
    remarks 311-char remark
11. 2026-06-07
    listed $89,000 New 3 DOM

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,540 · $128/mo
• Expected delta: +$623/yr (+$52/mo · 68.0%)

ⓘ 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 ≥105°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: $16,253
• − Mortgage interest: −$4,985
• − Property taxes: −$916
• − Insurance: −$445
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$2,589
• Taxable income: $4,716
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $4,746/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): 24,210
• Household income: $42,185
• Rent vs Own: 60.3% rent · 39.7% own
• Severe rent burden: 1913.0

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 0.65)
• Race & ethnicity: Black 52% Hispanic / Latino 21% White 17% Two or more races 15% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Ukrainian 3% Lithuanian 0%
• Foreign-born: 14% · Canada, Philippines
• Languages at home: 75% English-only · Spanish 16% Other Asian/Pacific 3% French/Haitian/Cajun 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: ▲ 13.82%
• Current HPI: 358.7174
• Rent YoY: ▲ 3.22%
• 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

+304.5% since first listed

4 events — show timeline

• 2026-06-01 Listed $89,000 GPRMLS
• 2013-02-13 Listing Removed — GPRMLS
• 2013-01-28 Listed $15,000 GPRMLS
• 1994-12-29 Sold (Public Records) $22,000 Public Records

Property tax history

+20.5%/yr

Latest (2025): $916 · -1.1% YoY. Source: county tax records.