1427-1429 Ohio St · Fremont, NE 68025

$250,000

4 bd · 2.0 ba · — sqft · MultiFamily · 57 Days on market

Built 1977 9,450 sqft lot

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Why this score? — see what drove the D+ 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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex with 2 bedroom, 1 bath units in Washington Heights Subdivision. Both include a main floor utility room and a full basement. Great investment opportunity with the tight rental market in Fremont!

Key facts

• Ranch-style duplex
• Attached garage
• Small back patio

Tags

• RANCH-STYLE DUPLEX
• MAIN FLOOR LAUNDRY
• FULL BASEMENT
• ATTACHED GARAGE
• SLIDING GLASS DOOR
• SMALL BACK PATIO

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $8 ($101/yr) — positive. Per door: $4/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (2.7% below list).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.3% in Fremont — 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 76/100 on livability (#92 in NE, #3,751 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, commute F.
• Fremont Public Schools (town): math 34% / reading 36% proficiency, ranked #103 of 111 in NE (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Milliken Park Elementary Sch (math 8% / reading 27%, grade F, #470 of 502 statewide, top 94%, 291 students, 69% FRL); Fremont Middle School (math 38% / reading 40%, grade F, #95 of 128 statewide, top 76%, 744 students, 66% FRL); Fremont Senior High School (math 42% / reading 48%, grade D-, #145 of 261 statewide, top 55%, 1,633 students, 55% FRL) — zoned schools average 63% FRL vs 46% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.1%/yr); 238 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 82 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $186/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

No comps found within radius.

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1427-1429 Ohio St	0.00mi	4/2.0	—	1mo	$230,000	—	87
2616 Palmer Dr	0.38mi	3/— (-1)	3,720	10mo	$275,000	$74	57
1520 to 1532 W Dakota St W	0.23mi	3/2.0 (-1)	1,592	18mo	$530,000	$333	57
2036-2042 N Somers Ave	0.52mi	5/2.0 (+1)	—	11mo	$315,000	—	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.33×
• Total profit: $-46,954
• Equity at exit: $37,276

10-year hold

• IRR: -22.1%
• Equity multiple: 0.04×
• Total profit: $-67,138
• Equity at exit: $21,615

Cash invested: $70,000 (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 68025

• Home prices YoY: -34.1%
• Rents YoY: -2.1%
• Active inventory: 238
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $2,433 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• Flood insurance flood zone: −$186 /mo · $2,232/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $8

Break-even live

Break-even rent $2,422

Max offer price $250,000

Occupancy floor 95%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,434
Total (2 units)			$2,433

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 W Dakota St Fremont, NE	3.0	2.0	—	$1,700	—	43d	1	0.23mi

Listing history 6 events

1. 2026-04-24
   status Pending
2. 2026-04-15
   price $250,000
3. 2026-02-26
   listed $275,000 New
4. 2020-07-07
   soldstatus $170,000 Sold 200-char remark

   Show marketing remark (200 chars)

   Duplex with 2 bedroom, 1 bath units in Washington Heights Subdivision. Both include a main floor utility room and a full basement. Great investment opportunity with the tight rental market in Fremont!

5. 2020-06-05
   status Pending 200-char remark

   Show marketing remark (200 chars)

   Duplex with 2 bedroom, 1 bath units in Washington Heights Subdivision. Both include a main floor utility room and a full basement. Great investment opportunity with the tight rental market in Fremont!

6. 2020-06-03
   listed $170,000 Active - New 200-char remark

   Show marketing remark (200 chars)

   Duplex with 2 bedroom, 1 bath units in Washington Heights Subdivision. Both include a main floor utility room and a full basement. Great investment opportunity with the tight rental market in Fremont!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,196
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$3,482
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$7,273
• Taxable loss: −$3,983
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $1,057/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: Fremont Public Schools
• NCES district ID: 3170710
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $47,111
• Composite: 30.07/100
• National rank: #6347
• State rank: #103 of 111 in NE

Livability — Fremont

• Score: 76/100
• State rank: #92
• US rank: #3751

Category grades

Amenities B Commute F Cost of living A+ Crime B Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, NE
• County: Dodge County · 31,658 people
• City population: 31,658
• Metro: Fremont, NE
• Population (ZIP): 31,658
• Household income: $72,254
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 893.0

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 37,191 people
• By 2030: 37,238 · +0.1%
• By 2040: 37,256 · +0.2%
• By 2050: 37,494 · +0.8%
• By 2075: 39,165 · +5.3%
• By 2100: 40,221 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 2% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 14%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.6) · D 33.0% · R 65.7% · Other 1.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -12.0pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+32.1 2016: R+35.3 2012: R+22.7 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.59%
• Current HPI: 318.3329
• Rent YoY: ▼ -2.14%
• Metro: Fremont, NE
• 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

+47.1% since first listed

6 events — show timeline

• 2026-04-24 Pending — GPRMLS
• 2026-04-15 Price Changed $250,000 GPRMLS
• 2026-02-26 Listed $275,000 GPRMLS
• 2020-07-07 Sold (MLS) $170,000 GPRMLS
• 2020-06-05 Pending — GPRMLS
• 2020-06-03 Listed $170,000 GPRMLS