1334 S 25 St · Omaha, NE 68105

$150,000

3 bd · 2.0 ba · 1,905 sqft · Other public records · 37 Days on market

Built 1888 4,788 sqft lot

---

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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A true turnkey addition to any portfolio! Discover a cash-flowing opportunity in this 2-story, 4-bed, 2-bath property featuring a fully equipped in-law suite with private entrance. The upper level offers 3 bedrooms, 1 bathroom, and reliable long-term tenants paying $900/month. The lower-level in-law suite includes 1 bedroom, 1 bathroom, full kitchen, and in-unit laundry, currently rented for $600/month—ideal for dual-income or owner-occupant house hacking down the road. Recent updates provide peace of mind, including a new furnace, new A/C unit, updated electrical panel and meter. Off-street parking adds extra convenience for tenants. Both units are under lease through 11/01/2026, making this an income-producing asset from day one. Perfect for investors looking for stability, solid rents, and a desirable location near parks, transit, and amenities.

Key facts

• In-law suite
• New furnace
• Full kitchen

Tags

• IN-LAW SUITE
• PRIVATE ENTRANCE
• FULL KITCHEN
• IN-UNIT LAUNDRY
• NEW FURNACE
• NEW A/C UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 rising (+3.7%/yr); 124 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% of the median local income ($58k/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 $4k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $87k; list at $150k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1888 — 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. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.23%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $8,628
• Equity at exit: $22,365

10-year hold

• IRR: 15.2%
• Equity multiple: 2.27×
• Total profit: $53,393
• Equity at exit: $12,969

Cash invested: $42,000 (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 68105

• Rents YoY: 3.7%
• Active inventory: 124
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$787
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $498

Break-even live

Break-even rent $1,210

Max offer price $150,000

Occupancy floor 68%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 S 24th St Omaha, NE	1.0–3.0	1.0	918	$1,150	$1.25	3d	5	0.28mi
1142 S 29th St Omaha, NE	2.0	2.0	1250	$1,495	$1.20	19d	1	0.32mi
1102 S 20th St Omaha, NE	2.0	2.5	1570	$2,395	$1.53	24d	1	0.36mi
907 S 25th St Omaha, NE	2.0	1.0–2.0	930	$1,360	$1.46	14d	6	0.37mi
806 Park Ave Omaha, NE	3.0	3.0	1650	$2,395	$1.45	24d	2	0.56mi
554 S 26th Ave Omaha, NE	3.0	1.0	1484	$1,400	$0.94	3d	1	0.58mi
2934 Leavenworth St Omaha, NE	2.0	2.0	1400	$1,945	$1.39	19d	5	0.59mi
919 S 31st St Omaha, NE	2.0	3.0	1670	$2,300	$1.38	44d	1	0.60mi
1416 S 16th St Unit 101 Omaha, NE	2.0	2.0	1500	$1,550	$1.03	3d	1	0.60mi
528 S 26th Ave Ste B Omaha, NE	4.0	1.0	1748	$1,650	$0.94	3d	1	0.64mi
629 S 19th Ave Omaha, NE	3.0	2.0	1364	$1,350	$0.99	44d	1	0.65mi
2211 Howard St Omaha, NE	3.0	1.0–3.0	837	$2,410	$2.88	3d	48	0.66mi
542 S 29th St Omaha, NE	3.0	1.5	1442	$1,750	$1.21	14d	1	0.67mi
528 S 29th St Omaha, NE	1.0–2.0	1.0	947	$1,695	$1.79	14d	4	0.69mi
3001 Harney St Omaha, NE	3.0	3.0	1764	$2,395	$1.36	44d	1	0.82mi
1501 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	975	$1,799	$1.84	3d	9	0.87mi
1323 S 12th St Omaha, NE	1.0–2.0	1.0–2.0	958	$2,100	$2.19	2d	1	0.90mi
206 S 19th St Omaha, NE	1.0–3.0	1.0–3.0	918	$1,935	$2.11	3d	60	0.94mi
1912 S 12th St Omaha, NE	2.0	1.0	1400	$1,275	$0.91	3d	1	0.94mi
1018 S 36th St Omaha, NE	2.0	2.0	1462	$2,700	$1.85	44d	1	0.95mi
1323 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	1169	$1,545	$1.32	3d	3	0.96mi
233 S 33rd St Omaha, NE	1.0–2.0	1.0–2.0	997	$2,473	$2.48	12d	25	1.05mi
925 Pierce St Apt 414 Omaha, NE	2.0	2.0	1315	$2,995	$2.28	24d	1	1.05mi
3601 Jones St Omaha, NE	2.0	1.0–2.0	861	$2,214	$2.57	3d	24	1.06mi
1116 S 9th St Omaha, NE	2.0	1.0	1400	$1,400	$1.00	24d	1	1.09mi
1119 Howard St Unit 302 Omaha, NE	2.0	1.0	1500	$2,300	$1.53	44d	1	1.11mi
3124 S 21st St Omaha, NE	3.0	2.0	1325	$1,745	$1.32	19d	1	1.15mi
535 S 37th St Omaha, NE	1.0–2.0	1.0–2.0	1025	$1,475	$1.44	12d	3	1.15mi
S 9th St Omaha, NE	2.0	1.0	1400	$1,400	$1.00	10d	1	1.26mi
1322 S 6th St Unit 1322 Omaha, NE	2.0	2.0	1350	$1,270	$0.94	14d	1	1.29mi
1919 Dahlman Rows Plz Omaha, NE	3.0	3.5	1800	$2,800	$1.56	14d	1	1.29mi
3209 S 32nd Ave Omaha, NE	3.0	2.0	1872	$1,995	$1.07	44d	1	1.30mi
106 S 36th St Omaha, NE	3.0	3.0	1750	$2,275	$1.30	3d	1	1.31mi
411 S 38th Ave Omaha, NE	3.0	3.0	1872	$1,995	$1.07	44d	1	1.33mi
4015 Marcy St Omaha, NE	3.0	1.0	1238	$1,695	$1.37	14d	1	1.35mi
2929 California St Omaha, NE	1.0–4.0	1.0–3.0	1280	$2,615	$2.04	3d	118	1.36mi
110 N 38th St Unit 110 Omaha, NE	3.0	2.0	1600	$1,750	$1.09	24d	1	1.43mi
3940 Arbor St Omaha, NE	3.0	1.0	1316	$1,800	$1.37	44d	1	1.44mi
105 S 9th St Omaha, NE	2.0	2.0	1255	$2,200	$1.75	3d	1	1.45mi
3919 Farnam St Unit 3915 Farnam Omaha, NE	4.0	2.0	1700	$2,350	$1.38	44d	1	1.48mi

Listing history 12 events

1. 2026-04-16
   listed $150,000 New 866-char remark

   Show marketing remark (866 chars)

   A true turnkey addition to any portfolio! Discover a cash-flowing opportunity in this 2-story, 4-bed, 2-bath property featuring a fully equipped in-law suite with private entrance. The upper level offers 3 bedrooms, 1 bathroom, and reliable long-term tenants paying $900/month. The lower-level in-law suite includes 1 bedroom, 1 bathroom, full kitchen, and in-unit laundry, currently rented for $600/month—ideal for dual-income or owner-occupant house hacking down the road. Recent updates provide peace of mind, including a new furnace, new A/C unit, updated electrical panel and meter. Off-street parking adds extra convenience for tenants. Both units are under lease through 11/01/2026, making this an income-producing asset from day one. Perfect for investors looking for stability, solid rents, and a desirable location near parks, transit, and amenities.

2. 2026-04-16
   historical

   Show marketing remark (866 chars)

   A true turnkey addition to any portfolio! Discover a cash-flowing opportunity in this 2-story, 4-bed, 2-bath property featuring a fully equipped in-law suite with private entrance. The upper level offers 3 bedrooms, 1 bathroom, and reliable long-term tenants paying $900/month. The lower-level in-law suite includes 1 bedroom, 1 bathroom, full kitchen, and in-unit laundry, currently rented for $600/month—ideal for dual-income or owner-occupant house hacking down the road. Recent updates provide peace of mind, including a new furnace, new A/C unit, updated electrical panel and meter. Off-street parking adds extra convenience for tenants. Both units are under lease through 11/01/2026, making this an income-producing asset from day one. Perfect for investors looking for stability, solid rents, and a desirable location near parks, transit, and amenities.

3. 2026-02-05
   price $175,000
4. 2026-01-19
   listed $179,000 New
5. 2026-01-19
   historical
6. 2025-11-24
   listed $189,000 New
7. 2020-08-07
   soldstatus $87,000 Sold
8. 2020-06-26
   status Pending
9. 2020-06-20
   listed $98,900 Active - New
10. 2020-05-21
    historical
11. 2020-02-20
    listed $118,000 Active - New
12. 2009-03-03
    soldstatus $59,000

ⓘ 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: $1,283 · $107/mo
• Projected year-2 tax: $2,595 · $216/mo
• Expected delta: +$1,312/yr (+$109/mo · 102.3%)

ⓘ 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 ≥103°F today · 15 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: $22,088
• − Mortgage interest: −$8,402
• − Property taxes: −$1,283
• − Insurance: −$750
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$4,364
• Taxable income: $3,755
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $5,076/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): 22,807
• Household income: $57,533
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1096.0

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 0.55)
• Race & ethnicity: White 60% Hispanic / Latino 29% Two or more races 11% Black 5% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Romanian 5% Lithuanian 3% Portuguese 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 73% English-only · Spanish 22% Arabic 1% Other Indo-European 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: ▼ -234.93%
• Current HPI: 314.1884
• Rent YoY: ▲ 3.66%
• 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

+154.2% since first listed

12 events — show timeline

• 2026-04-16 Listing Removed — GPRMLS
• 2026-04-16 Listed $150,000 GPRMLS
• 2026-02-05 Price Changed $175,000 GPRMLS
• 2026-01-19 Listing Removed — GPRMLS
• 2026-01-19 Listed $179,000 GPRMLS
• 2025-11-24 Listed $189,000 GPRMLS
• 2020-08-07 Sold (MLS) $87,000 GPRMLS
• 2020-06-26 Pending — GPRMLS
• 2020-06-20 Listed $98,900 GPRMLS
• 2020-05-21 Listing Removed — GPRMLS
• 2020-02-20 Listed $118,000 GPRMLS
• 2009-03-03 Sold (Public Records) $59,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,283 · +3.4% YoY. Source: county tax records.