4324 Binney St · Omaha, NE 68111

$137,000

3 bd · 1.0 ba · 1,584 sqft · Other public records · 7 Days on market

Built 1916 4,356 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 +28.2/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This completely updated 3-bedroom home with a newly remodeled full bathroom is ready for its new owner or the perfect investor looking to add a turnkey property to their portfolio! This home features a new roof, brand-new water heater, HVAC system with a 10-year warranty, along with all new flooring, carpet, and fresh paint throughout. Major updates also include all new plumbing, updated electrical, and a newly poured driveway. Don't miss your chance to own this move-in ready home before it's gone! AMA

Key facts

• Fresh paint
• New carpet
• New flooring

Tags

• NEW ROOF
• NEW WATER HEATER
• HVAC SYSTEM
• NEW FLOORING
• NEW CARPET
• FRESH PAINT

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Not new / not a model
• Construction: Built in 1916; Vinyl siding; Composition roof; Block foundation
• Exterior features: Porch; Partial chain-link fencing; City lot; Lot approximately 50 x 90 (up to 1/4 acre)

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Disposal; Microwave
• Bedrooms: Master bedroom on 2nd floor; Additional bedrooms on main floor
• Flooring: Carpet; Ceramic tile; Vinyl; Luxury vinyl; Tile
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $137k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Cap rate 10.1% 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.
• Zoned schools: King Elementary School (math 8% / reading 12%, grade F, #494 of 502 statewide, top 99%, 326 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 (+3.2%/yr); 139 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $1,666/mo this rent would consume 47% of the median local household income ($42k/yr) (locally 1913% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $15k of equity ($947 loan paydown + $14k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $137k implies a 389% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,000

Questions for the listing agent

1. Built in 1916 — 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: 1.22% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.66%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.4%
• Equity multiple: 3.68×
• Total profit: $102,779
• Equity at exit: $123,420

10-year hold

• IRR: 29.7%
• Equity multiple: 8.34×
• Total profit: $281,520
• Equity at exit: $266,161

Cash invested: $38,360 (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: 139
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$718
• Tax from tax record: −$104 /mo · $1,246/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $437

Break-even live

Break-even rent $1,113

Max offer price $137,000

Occupancy floor 69%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4276 Binney St Omaha, NE	4.0	1.0	1358	$1,495	$1.10	43d	1	0.05mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	43d	1	0.41mi
3002 N 48th Ave Omaha, NE	4.0	2.0	1205	$1,550	$1.29	23d	1	0.41mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	19d	1	0.44mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	43d	1	0.45mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	23d	1	0.54mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	2d	1	0.64mi
5011 Miami St Omaha, NE	3.0	3.0	2180	$2,200	$1.01	43d	1	0.65mi
4240 Fowler Ave Omaha, NE	4.0	2.0	1956	$1,895	$0.97	23d	1	1.08mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	23d	1	1.09mi
3204 N 56th St Omaha, NE	3.0	2.0	1800	$1,700	$0.94	10d	1	1.11mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	21d	1	1.13mi
3430 Seward St Omaha, NE	3.0	1.0	1371	$1,695	$1.24	14d	1	1.13mi
3314 Franklin St Omaha, NE	4.0	2.0	1635	$1,600	$0.98	43d	1	1.16mi
1112 N 50th Ave Omaha, NE	2.0	1.0	1200	$1,450	$1.21	14d	1	1.19mi
4114 N 54th St Omaha, NE	3.0	2.0	1683	$1,745	$1.04	2d	1	1.21mi
4201 Cuming St Omaha, NE	2.0	1.0	1272	$1,350	$1.06	2d	1	1.27mi
828 N 41st Ave Omaha, NE	2.0	1.0	1264	$1,700	$1.34	14d	1	1.30mi
2817 N 60th St Unit 2821/02 Omaha, NE	3.0	1.0	1188	$1,045	$0.88	23d	1	1.33mi
2817 N 60th St Unit 2817/02 Omaha, NE	3.0	1.0	1188	$1,500	$1.26	2d	1	1.33mi
5633 Parker St Omaha, NE	3.0	1.5	1200	$1,695	$1.41	43d	1	1.33mi
5610 Seward St Omaha, NE	4.0	2.0	1682	$2,200	$1.31	43d	1	1.38mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	43d	1	1.39mi
4806 Webster St Omaha, NE	3.0	2.5	1589	$2,295	$1.44	2d	1	1.42mi
6010 Evans St Omaha, NE	3.0	2.0	1196	$1,850	$1.55	23d	1	1.42mi
4824 Webster St Unit 4824/4824 Omaha, NE	4.0	1.0	1317	$1,050	$0.80	43d	1	1.43mi
3333 N 61st St Unit 3331 Omaha, NE	2.0	1.0	1077	$1,050	$0.97	11d	1	1.47mi
5004 Webster St Omaha, NE	4.0	3.0	2156	$2,500	$1.16	43d	1	1.50mi

Listing history 2 events

1. 2026-05-22
   listed $137,000 New
2. 1998-06-12
   soldstatus $28,000

ⓘ 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: $1,246 · $104/mo
• Projected year-2 tax: $2,370 · $198/mo
• Expected delta: +$1,124/yr (+$94/mo · 90.3%)

ⓘ 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: $19,990
• − Mortgage interest: −$7,674
• − Property taxes: −$1,246
• − Insurance: −$685
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$3,985
• Taxable income: $3,201
• Est. tax owed @ 24.0%: −$768
• After-tax cash flow: $4,472/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

+389.3% since first listed

2 events — show timeline

• 2026-05-22 Listed $137,000 GPRMLS
• 1998-06-12 Sold (Public Records) $28,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,246 · +1.9% YoY. Source: county tax records.