2736 S 9 St · Omaha, NE 68108

$183,000

3 bd · 2.0 ba · 1,610 sqft · SingleFamily public records · 8 Days on market

Built 1916 5,227 sqft lot Est $213k · 14% under

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Why this score? — see what drove the C- 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 +16.0/30.0
• ARV discount +13.8/15.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is sold AS IS, Where Is. Case #321-210455. This ranch 3 bedroom, 2 bathroom home has an enclosed front porch, vinyl siding, mature trees and driveway or off street parking. The basement is partially finished with a 3/4 bath and 3 separate rooms. The back yard is flat with a shed and waiting your personal touch. With some TLC this home will have instant equity.

Key facts

• Large family room
• Private driveway
• Second kitchen

Tags

• ENCLOSED FRONT PORCH
• FINISHED BASEMENT
• LARGE FAMILY ROOM
• SECOND KITCHEN
• PRIVATE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $168k (8.0% below list).
• Recommended offer: $168k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Bancroft Elementary School (math 10% / reading 17%, grade F, #486 of 502 statewide, top 97%, 496 students, 0% FRL); R M Marrs Magnet Middle School (math 21% / reading 21%, grade F, #120 of 128 statewide, top 94%, 1,066 students, 0% FRL); South High School (math 11% / reading 13%, grade F, #254 of 261 statewide, top 98%, 2,686 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 flat; 74 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 ($54k/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 $5k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $28k; list at $183k implies a 551% 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 $168,450 (8.0% below list)

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: 0.92% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $212,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2719 S 10 St	0.05mi	4/2.0 (+1)	1,569 (-2%)	2mo	$257,000	$164	87
2734 S 10th St	0.05mi	3/1.5	1,562 (-3%)	7mo	$242,000	$155	85
2704 S 13th St	0.26mi	4/1.5 (+1)	1,744 (+8%)	4mo	$160,000	$92	63
2331 S 8th St	0.34mi	3/2.0	1,796 (+12%)	3mo	$230,000	$128	62
712 Bancroft St	0.18mi	3/1.5	1,392 (-14%)	6mo	$126,300	$91	62
2418 S 6th St	0.31mi	3/2.0	1,440 (-11%)	9mo	$231,000	$160	60
1120 Frederick St	0.19mi	4/1.0 (+1)	1,458 (-9%)	11mo	$150,000	$103	57
603 Dorcas St	0.48mi	4/2.0 (+1)	1,700 (+6%)	8mo	$225,000	$132	57
1457 S 12 St	0.72mi	3/1.5	1,696 (+5%)	1mo	$198,750	$117	55
3014 S 18 St	0.59mi	4/2.0 (+1)	1,668 (+4%)	10mo	$205,000	$123	53
429 Center St	0.66mi	4/2.0 (+1)	1,504 (-7%)	6mo	$215,000	$143	48
1810 Martha St	0.70mi	3/2.0	1,436 (-11%)	8mo	$235,000	$164	43

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 · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-27,426
• Equity at exit: $27,286

10-year hold

• IRR: -10.9%
• Equity multiple: 0.41×
• Total profit: $-30,413
• Equity at exit: $15,822

Cash invested: $51,240 (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 68108

• Home prices YoY: -19.0%
• Rents YoY: 0.8%
• Active inventory: 74
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$960
• Tax from tax record: −$204 /mo · $2,448/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $91

Break-even live

Break-even rent $1,570

Max offer price $183,000

Occupancy floor 90%

Sensitivity live

Price	-10% $194	-5% $143	+0% $91	+5% $39	+10% $-13
Rent	-10% $-42	-5% $24	+0% $91	+5% $157	+10% $224
Rate	-1.0pp $183	-0.5pp $137	base $91	+0.5pp $43	+1.0pp $-5

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2612 S 12th St Omaha, NE	3.0	2.0	1100	$2,100	$1.91	16d	1	0.20mi
S 9th St Omaha, NE	2.0	1.0	1400	$1,400	$1.00	12d	1	0.27mi
1409 Vinton St Apt 2 Omaha, NE	2.0	1.0	1200	$1,200	$1.00	23d	1	0.33mi
2219 S 14th St Omaha, NE	3.0	2.0	1224	$1,380	$1.13	45d	1	0.48mi
1912 S 12th St Omaha, NE	2.0	1.0	1400	$1,275	$0.91	5d	1	0.57mi
1910 1/2 S 8th St Omaha, NE	2.0	1.0	1116	$1,350	$1.21	5d	1	0.59mi
1919 Dahlman Rows Plz Omaha, NE	3.0	3.5	1800	$2,800	$1.56	16d	1	0.60mi
1618 Martha St Unit 2 (Top) Omaha, NE	3.0	1.0	1117	$1,150	$1.03	45d	1	0.61mi
1517 S 8th St Omaha, NE	1.0–2.0	1.0–2.0	865	$2,000	$2.31	3d	90	0.79mi
3124 S 21st St Omaha, NE	3.0	2.0	1325	$1,745	$1.32	21d	1	0.83mi
1323 S 12th St Omaha, NE	1.0–2.0	1.0–2.0	958	$2,100	$2.19	4d	1	0.89mi
1416 S 16th St Unit 101 Omaha, NE	2.0	2.0	1500	$1,550	$1.03	5d	1	0.94mi
1322 S 6th St Unit 1322 Omaha, NE	2.0	2.0	1350	$1,270	$0.94	16d	1	0.96mi
913 Forest Ave Unit 913-1 Omaha, NE	2.0	2.0	1100	$1,695	$1.54	16d	1	0.98mi
925 Pierce St Unit 123 Omaha, NE	2.0	1.0	1056	$1,895	$1.79	45d	1	1.03mi
925 Pierce St Unit 112 Omaha, NE	2.0	2.0	1086	$1,795	$1.65	5d	1	1.03mi
925 Pierce St Unit 223 Omaha, NE	2.0	1.0	1056	$1,600	$1.52	25d	1	1.03mi
925 Pierce St Apt 414 Omaha, NE	2.0	2.0	1315	$2,995	$2.28	25d	1	1.03mi
1116 S 9th St Omaha, NE	2.0	1.0	1400	$1,400	$1.00	25d	1	1.07mi
2212 F St Omaha, NE	3.0	1.0	1266	$1,450	$1.15	45d	1	1.23mi
905 S 10th Ct Omaha, NE	2.0	1.5	1176	$2,200	$1.87	45d	1	1.29mi
1102 S 20th St Omaha, NE	2.0	2.5	1570	$2,395	$1.53	25d	1	1.30mi
415 Leavenworth St Omaha, NE	1.0–2.0	1.0–2.0	881	$2,395	$2.72	3d	38	1.38mi
1323 Jackson St Omaha, NE	1.0–2.0	1.0–2.0	1169	$1,545	$1.32	5d	3	1.48mi

Listing history 9 events

1. 2026-03-24
   status Pending
2. 2026-03-16
   listed $183,000 New
3. 2013-10-25
   soldstatus $28,100 367-char remark

   Show marketing remark (367 chars)

   Home is sold AS IS, Where Is. Case #321-210455. This ranch 3 bedroom, 2 bathroom home has an enclosed front porch, vinyl siding, mature trees and driveway or off street parking. The basement is partially finished with a 3/4 bath and 3 separate rooms. The back yard is flat with a shed and waiting your personal touch. With some TLC this home will have instant equity.

4. 2013-10-15
   historical 367-char remark

   Show marketing remark (367 chars)

   Home is sold AS IS, Where Is. Case #321-210455. This ranch 3 bedroom, 2 bathroom home has an enclosed front porch, vinyl siding, mature trees and driveway or off street parking. The basement is partially finished with a 3/4 bath and 3 separate rooms. The back yard is flat with a shed and waiting your personal touch. With some TLC this home will have instant equity.

5. 2013-10-01
   listed $20,000 367-char remark

   Show marketing remark (367 chars)

   Home is sold AS IS, Where Is. Case #321-210455. This ranch 3 bedroom, 2 bathroom home has an enclosed front porch, vinyl siding, mature trees and driveway or off street parking. The basement is partially finished with a 3/4 bath and 3 separate rooms. The back yard is flat with a shed and waiting your personal touch. With some TLC this home will have instant equity.

6. 2001-03-07
   soldstatus $68,000 131-char remark

   Show marketing remark (131 chars)

   Just Blocks From The Zoo, 3br/2ba Finished Bsmt, New Win- Dows On Main, New Carpt In Bsmt, C/A, Off Street Parking. Walk To School.

7. 2001-02-28
   soldstatus $68,000
8. 2001-01-31
   historical 131-char remark

   Show marketing remark (131 chars)

   Just Blocks From The Zoo, 3br/2ba Finished Bsmt, New Win- Dows On Main, New Carpt In Bsmt, C/A, Off Street Parking. Walk To School.

9. 2000-12-03
   listed $68,000 131-char remark

   Show marketing remark (131 chars)

   Just Blocks From The Zoo, 3br/2ba Finished Bsmt, New Win- Dows On Main, New Carpt In Bsmt, C/A, Off Street Parking. Walk To School.

ⓘ 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: $2,448 · $204/mo
• Projected year-2 tax: $3,166 · $264/mo
• Expected delta: +$718/yr (+$60/mo · 29.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 14 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: $20,214
• − Mortgage interest: −$10,251
• − Property taxes: −$2,448
• − Insurance: −$915
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$5,324
• Taxable loss: −$1,958
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $1,560/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): 14,578
• Household income: $53,609
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 511.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 47% White 45% Two or more races 18% Black 2% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Romanian 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 21% · Canada
• Languages at home: 57% English-only · Spanish 40% Korean 2%

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: ▼ -75.17%
• Current HPI: 320.3596
• Rent YoY: ▲ 0.85%
• 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

+169.1% since first listed

9 events — show timeline

• 2026-03-24 Pending — GPRMLS
• 2026-03-16 Listed $183,000 GPRMLS
• 2013-10-25 Sold (MLS) $28,100 GPRMLS
• 2013-10-15 Listing Removed — GPRMLS
• 2013-10-01 Listed $20,000 GPRMLS
• 2001-03-07 Sold (MLS) $68,000 GPRMLS
• 2001-02-28 Sold (Public Records) $68,000 Public Records
• 2001-01-31 Listing Removed — GPRMLS
• 2000-12-03 Listed $68,000 GPRMLS

Property tax history

+14.3%/yr

Latest (2025): $2,448 · -5.6% YoY. Source: county tax records.