2573 Whitmore St · Omaha, NE 68112

$191,500

3 bd · 1.0 ba · 1,146 sqft · Other public records · 38 Days on market

Built 1924 5,227 sqft lot $167/sqft · 48% above area Est $207k · 7% under

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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 +13.6/30.0
• ARV discount +10.8/15.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Minna Lusa home being sold in "as-is" condition. Vinyl siding. Furnace updated recently. Plumbing was updated. Circuit breakers. Cash or Conventional only. No repairs to seller.

Key facts

• Ample storage
• 5,227 sq ft lot
• Built 1924

Tags

• PARTIAL FINISHED BASEMENT
• AMPLE STORAGE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; One-and-one-half level home; Built in 1924; Not a new or model home; Living area approximately 1,826 total with about 1,476 above grade
• Construction: Block foundation; Vinyl siding construction; Composition roof; Year built 1924
• Exterior features: Composition roof; Vinyl siding; Lot up to 1/4 acre (approximately 44 x 120, ~0.12 acres)

Interior

• Kitchen: Includes Range, Refrigerator, Dishwasher
• Bedrooms: Master bedroom on the main floor; Additional main-floor bedroom; Two bedrooms on the second floor
• Bathrooms: Two total bathrooms: one full and one three-quarter; One main-level bathroom; One below-grade bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Appliances: Range, Refrigerator, Dishwasher; No fireplaces; Partial finished basement (350 finished below-grade area)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $192k.

Deal economics

• At list price, monthly cash flow is $11 ($134/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 $154k (19.8% below list).
• Recommended offer: $154k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Minne Lusa Elementary School (math 8% / reading 8%, grade F, #496 of 502 statewide, top 99%, 328 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: 57 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 33% of the median local income ($56k/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 $6k 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 38 days — a 3% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $91k; list at $192k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,535 (19.8% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 0.80% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (median comp): $206,785
• List price: $191,500
• Delta: -7.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-30,373
• Equity at exit: $28,553

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-25,744
• Equity at exit: $16,557

Cash invested: $53,620 (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 68112

• Home prices YoY: -29.4%
• Active inventory: 57
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,535 high
• Mortgage (P&I): −$1,004
• Tax from tax record: −$118 /mo · $1,413/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $11

Break-even live

Break-even rent $1,521

Max offer price $191,500

Occupancy floor 94%

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: $47,875
• Closing costs: $5,745
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2723 Newport Ave Omaha, NE	2.0	1.0	1079	$1,450	$1.34	2d	1	0.26mi
3030 Ernst St Omaha, NE	3.0	2.0	1500	$1,500	$1.00	3d	1	0.50mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	44d	1	0.53mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	2d	1	0.53mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	10d	1	0.53mi
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	44d	1	0.60mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	24d	1	0.63mi
3138 Weber Cir Omaha, NE	2.0	1.0	750	$1,200	$1.60	44d	1	0.67mi
5922 N 28th Ave Omaha, NE	2.0	1.0	764	$950	$1.24	3d	1	0.68mi
3366 Craig Ave Omaha, NE	4.0	1.0	1250	$1,511	$1.21	19d	1	0.91mi
5348 N 25th St Omaha, NE	4.0	1.0	1446	$1,600	$1.11	44d	1	0.95mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	44d	1	1.28mi
4026 Bauman Ave Omaha, NE	4.0	1.0	1350	$1,695	$1.26	44d	1	1.30mi
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	24d	1	1.41mi

Listing history 25 events

1. 2026-06-18
   days on market $191,500 Active 38 DOM
2. 2026-06-17
   days on market $191,500 Active 37 DOM
3. 2026-06-16
   days on market $191,500 Active 36 DOM
4. 2026-06-15
   days on market $191,500 Active 35 DOM
5. 2026-06-13
   days on market $191,500 Active 33 DOM
6. 2026-06-10
   days on market $191,500 Active 30 DOM
7. 2026-06-09
   days on market $191,500 Active 29 DOM
8. 2026-06-08
   days on market $191,500 Active 28 DOM
9. 2026-06-07
   days on market $191,500 Active 27 DOM
10. 2026-06-03
    days on market $191,500 Active 23 DOM
11. 2026-06-03
    days on market $191,500 Active 22 DOM
12. 2026-06-01
    days on market $191,500 Active 21 DOM
13. 2026-06-01
    days on market $191,500 Active 20 DOM
14. 2026-05-11
    listed $191,500 New 766-char remark
15. 2024-02-02
    soldstatus $91,000 Sold 187-char remark

    Show marketing remark (187 chars)

    Minna Lusa home being sold in "as-is" condition. Vinyl siding. Furnace updated recently. Plumbing was updated. Circuit breakers. Cash or Conventional only. No repairs to seller.

16. 2024-01-10
    status Pending 187-char remark

    Show marketing remark (187 chars)

    Minna Lusa home being sold in "as-is" condition. Vinyl siding. Furnace updated recently. Plumbing was updated. Circuit breakers. Cash or Conventional only. No repairs to seller.

17. 2024-01-08
    listed $91,000 New 187-char remark

    Show marketing remark (187 chars)

    Minna Lusa home being sold in "as-is" condition. Vinyl siding. Furnace updated recently. Plumbing was updated. Circuit breakers. Cash or Conventional only. No repairs to seller.

18. 2015-11-02
    soldstatus $60,000
19. 2014-08-15
    historical
20. 2014-05-15
    listed $45,000
21. 2009-01-29
    historical
22. 2008-11-20
    listed $67,500
23. 2008-08-28
    soldstatus $37,000
24. 2008-08-08
    historical
25. 2008-06-30
    listed $43,500

ⓘ 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: $1,413 · $118/mo
• Projected year-2 tax: $3,313 · $276/mo
• Expected delta: +$1,900/yr (+$158/mo · 134.5%)

ⓘ 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 · 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: $18,424
• − Mortgage interest: −$10,727
• − Property taxes: −$1,413
• − Insurance: −$958
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$5,571
• Taxable loss: −$3,192
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $900/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): 12,071
• Household income: $56,159
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 385.0

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 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 11% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 5% Lithuanian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -105.85%
• Current HPI: 254.385
• Rent YoY: —
• 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

+340.2% since first listed

12 events — show timeline

• 2026-05-11 Listed $191,500 GPRMLS
• 2024-02-02 Sold (MLS) $91,000 GPRMLS
• 2024-01-10 Pending — GPRMLS
• 2024-01-08 Listed $91,000 GPRMLS
• 2015-11-02 Sold (Public Records) $60,000 Public Records
• 2014-08-15 Listing Removed — GPRMLS
• 2014-05-15 Listed $45,000 GPRMLS
• 2009-01-29 Listing Removed — GPRMLS
• 2008-11-20 Listed $67,500 GPRMLS
• 2008-08-28 Sold (MLS) $37,000 GPRMLS
• 2008-08-08 Listing Removed — GPRMLS
• 2008-06-30 Listed $43,500 GPRMLS

Property tax history

+2.9%/yr

Latest (2025): $1,413 · +8.4% YoY. Source: county tax records.