4307 Binney St · Omaha, NE 68111

$149,999

3 bd · 1.0 ba · 1,140 sqft · Other public records · 249 Days on market

Built 1924 4,550 sqft lot

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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 +18.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Available now! Charming bungalow near popular Benson area. Great updated home with bonus room on second floor and extra space in semi finished basement. Make this home yours today!

Key facts

• 4,550 sq ft lot
• Built 1924
• Listed 249 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $150k (0.0% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Market conditions: Rents rising (+3.2%/yr); 139 active listings in the ZIP; 40 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).
• This rent runs 43% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $131,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 8.3

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: 27.3%
• Equity multiple: 3.17×
• Total profit: $91,127
• Equity at exit: $135,131

10-year hold

• IRR: 23.9%
• Equity multiple: 7.24×
• Total profit: $261,951
• Equity at exit: $291,415

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 68111

• Home prices YoY: 4.0%
• Rents YoY: 3.2%
• Active inventory: 139
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$787
• Tax from tax record: −$193 /mo · $2,316/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $142

Break-even live

Break-even rent $1,319

Max offer price $149,999

Occupancy floor 86%

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
4276 Binney St Omaha, NE	4.0	1.0	1358	$1,495	$1.10	43d	1	0.06mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	14d	1	0.37mi
3002 N 48th Ave Omaha, NE	4.0	2.0	1205	$1,550	$1.29	23d	1	0.42mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	23d	1	0.42mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	43d	1	0.45mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	2d	1	0.48mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	43d	1	0.48mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	19d	1	0.50mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	23d	1	0.54mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	23d	1	0.62mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	2d	1	0.69mi
3502 Lake St Omaha, NE	2.0	1.0	974	$995	$1.02	2d	1	0.75mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	10d	2	0.86mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	23d	1	0.86mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	23d	1	0.86mi
4102 Hamilton St Unit 014 Omaha, NE	2.0	1.0	811	$1,120	$1.38	23d	1	0.89mi
4102 Hamilton St Omaha, NE	2.0	1.0	811	$1,120	$1.38	2d	1	0.89mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	43d	1	0.91mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	43d	1	1.01mi
1306 N 48th Ave Unit 1313258 Omaha, NE	2.0	1.0	994	$875	$0.88	2d	1	1.02mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	23d	1	1.05mi
3430 Seward St Omaha, NE	3.0	1.0	1371	$1,695	$1.24	14d	1	1.08mi
4821 Nicholas St Apt 2 Omaha, NE	2.0	1.0	720	$1,100	$1.53	43d	1	1.10mi
4821 Nicholas St Omaha, NE	2.0	1.0	740	$1,100	$1.49	23d	1	1.10mi
1112 N 50th Ave Omaha, NE	2.0	1.0	1200	$1,450	$1.21	14d	1	1.13mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	23d	1	1.16mi
915 N 48th Ave Apt 15 Omaha, NE	2.0	1.0	950	$990	$1.04	43d	1	1.18mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	21d	1	1.20mi
4201 Cuming St Omaha, NE	2.0	1.0	1272	$1,350	$1.06	2d	1	1.20mi
1004 Glenwood Ave Unit 2 Omaha, NE	3.0	1.5	1000	$1,500	$1.50	2d	1	1.21mi
828 N 41st Ave Omaha, NE	2.0	1.0	1264	$1,700	$1.34	14d	1	1.23mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	14d	1	1.24mi
5633 Parker St Omaha, NE	3.0	1.5	1200	$1,695	$1.41	43d	1	1.30mi
2817 N 60th St Unit 2821/02 Omaha, NE	3.0	1.0	1188	$1,045	$0.88	23d	1	1.32mi
2817 N 60th St Unit 2817/02 Omaha, NE	3.0	1.0	1188	$1,500	$1.26	2d	1	1.33mi
4824 Webster St Unit 4824/4824 Omaha, NE	4.0	1.0	1317	$1,050	$0.80	43d	1	1.37mi
1407 N 31st St Omaha, NE	2.0	1.0	1040	$1,395	$1.34	2d	1	1.40mi
4410 Cass St Omaha, NE	2.0	1.0	864	$1,500	$1.74	23d	1	1.44mi
6010 Evans St Omaha, NE	3.0	2.0	1196	$1,850	$1.55	23d	1	1.44mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	43d	1	1.46mi

Listing history 21 events

1. 2026-06-03
   days on market $149,999 Active 249 DOM
2. 2026-06-03
   days on market $149,999 Active 248 DOM
3. 2026-06-01
   days on market $149,999 Active 247 DOM
4. 2026-06-01
   days on market $149,999 Active 246 DOM
5. 2026-05-02
   historical $1,400
6. 2026-04-16
   price $1,400
7. 2026-04-11
   listed $1,500
8. 2026-03-23
   historical $1,500

   Show marketing remark (180 chars)

   Available now! Charming bungalow near popular Benson area. Great updated home with bonus room on second floor and extra space in semi finished basement. Make this home yours today!

9. 2026-03-23
   soldstatus $145,000 Sold 180-char remark

   Show marketing remark (180 chars)

   Available now! Charming bungalow near popular Benson area. Great updated home with bonus room on second floor and extra space in semi finished basement. Make this home yours today!

10. 2026-03-12
    listed $1,500
11. 2026-02-27
    status Pending 180-char remark

    Show marketing remark (180 chars)

    Available now! Charming bungalow near popular Benson area. Great updated home with bonus room on second floor and extra space in semi finished basement. Make this home yours today!

12. 2026-01-04
    price $149,999 41-char remark

    Show marketing remark (41 chars)

    Formal listing coming soon (Mid-October).

13. 2025-12-22
    listed $149,999 New 180-char remark

    Show marketing remark (180 chars)

    Available now! Charming bungalow near popular Benson area. Great updated home with bonus room on second floor and extra space in semi finished basement. Make this home yours today!

14. 2025-09-27
    listed $160,000 Active 41-char remark

    Show marketing remark (41 chars)

    Formal listing coming soon (Mid-October).

15. 2021-07-23
    soldstatus $128,000 Sold
16. 2021-06-25
    status Pending
17. 2021-06-19
    listed $135,000 Active - New
18. 2002-03-01
    soldstatus $52,500
19. 2002-03-01
    soldstatus $53,000
20. 2002-02-13
    historical
21. 2002-02-09
    listed $44,950

ⓘ 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: $2,316 · $193/mo
• Projected year-2 tax: $2,595 · $216/mo
• Expected delta: +$279/yr (+$23/mo · 12.1%)

ⓘ 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: $17,994
• − Mortgage interest: −$8,402
• − Property taxes: −$2,316
• − Insurance: −$750
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$4,364
• Taxable loss: −$717
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $1,882/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

-96.9% since first listed

17 events — show timeline

• 2026-05-02 Rental Removed $1,400 APPFOLIO
• 2026-04-16 Price Changed $1,400 APPFOLIO
• 2026-04-11 Listed for Rent $1,500 APPFOLIO
• 2026-03-23 Rental Removed $1,500 APPFOLIO
• 2026-03-23 Sold (MLS) $145,000 GPRMLS
• 2026-03-12 Listed for Rent $1,500 APPFOLIO
• 2026-02-27 Pending — GPRMLS
• 2026-01-04 Price Changed $149,999 ForSaleByOwner.com
• 2025-12-22 Listed $149,999 GPRMLS
• 2025-09-27 Listed $160,000 ForSaleByOwner.com
• 2021-07-23 Sold (MLS) $128,000 GPRMLS
• 2021-06-25 Pending — GPRMLS
• 2021-06-19 Listed $135,000 GPRMLS
• 2002-03-01 Sold (Public Records) $53,000 Public Records
• 2002-03-01 Sold (MLS) $52,500 GPRMLS
• 2002-02-13 Listing Removed — GPRMLS
• 2002-02-09 Listed $44,950 GPRMLS

Property tax history

+8.6%/yr

Latest (2025): $2,316 · +1.3% YoY. Source: county tax records.