Updated Furnished Duplex with
New
For Sale
$309,900
2326 S 12th Street, Omaha, NE 68108
RESIDENTIAL, 2 Story, Omaha, NE
Property Size1,970 SF
Lot Size0.11 Acres
Price / SF$157.31
Days on Market7
Property Features for 2326 S 12th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
2
Rooms
Bedroom 1, Bedroom 4, Basement, Bathroom 1, Bedroom 5, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 6
Parking features
Garage - Detached
Patio and Porch features
Porch
Exterior features
Porch
Fencing
Chain Link
Appliances
Oven, Refrigerator, Dishwasher, Microwave
Subdivision
Woodman
Elementary school
Bancroft
Middle school
Norris
High school
South
Elementary school district
Omaha
Middle school district
Omaha
High school district
Omaha
Directions
Dodge St to S 30th St Get on I-480 S Continue on I-480 S to S 29th St. Take exit 1A from I-480 S Follow Martha St to S 12th St
Standard status
Active
APN
1639020000
Size
1,970 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOVETT & WOODMAN SUB DIV OF LOT 1 BLOCK 0
Tax Annual Amount
3578
Legal Description
LOVETT & WOODMAN SUB DIV OF LOT 1 BLOCK 0
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1900
Floors in Building
2
Architectural style
Other
Listing Agency:
Real Broker NE, LLC
(855) 450-0442
Listed By:
Cristina Luckey · License #20230038
(402) 651-3055
Added: Aug 18
Changed: Aug 23
Last Checked: Aug 24 at 2:06AM
MLS# 22623646
Copyright © 2026 Great Plains Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,970-square-foot duplex, built in 1900, includes two residential units with a three-bedroom, one-bath layout in each unit. The property is being offered furnished, with appliances including dishwashers, microwaves, ovens, and refrigerators. Recent work includes HVAC, ductwork, electrical, siding, and window updates. Forced-air heat and central air serve the building, while a porch and chain-link fencing add exterior features.
Parking includes a front parking pad and a detached two-car garage with alley access. The property occupies 0.11 acres at 2326 S 12th Street in Omaha’s Little Bohemia area, within walking distance of local restaurants, shops, and entertainment and minutes from Downtown Omaha. Its duplex configuration and existing furnishings support residential income or short-term rental use as described in the listing information.
Parking includes a front parking pad and a detached two-car garage with alley access. The property occupies 0.11 acres at 2326 S 12th Street in Omaha’s Little Bohemia area, within walking distance of local restaurants, shops, and entertainment and minutes from Downtown Omaha. Its duplex configuration and existing furnishings support residential income or short-term rental use as described in the listing information.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 1 bathroom per unit
- 1,970 square feet on a 0.11‑acre lot
- Major updates include HVAC, ductwork, electrical, siding, and windows
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$17,214
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.55%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$344,280
$344.3K
Cap Rate 7%
$245,914
$245.9K
Cap Rate 9%
$191,267
$191.3K
Market Conditions
NOI Build-Up for 1,970 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$26.5K $13.44/SF
− Vacancy
−$1.9K −$0.96/SF
EGI
$24.6K $12.48/SF
− OpEx
−$7.4K −$3.74/SF
NOI
$17.2K $8.74/SF
Area
Omaha, NE
Vacancy
7.12%
Lease Rate
$13.44 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$344,280
Cap Rate 7%
$245,914
Cap Rate 9%
$191,267
Alternative Uses
Best Use
Multifamily LT 5
$245.9K
$215.2K – $286.9K
NOI $17,214 @ 7.0% cap · market cap 5.55%
Second Best
Apartment 5plus
$226.8K
$198.4K – $264.6K
NOI $15,875 @ 7.0% cap · market cap 5.12%
Theoretical Best
Office A
$518.3K
$453.5K – $604.7K
NOI $36,281 @ 7.0% cap · market cap 11.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
596
Businesses Nearby
Explore this area
Business Placement
Demographics for 68108, NE
15,623
Population
6,084
Households
2.6
Avg Household Size
30
Median Age
24%
College-Educated
76%
High-School Grad
3.3 sq mi
ZIP Area
4,734
Density / Sq Mi
$47,255
Median Household Income
$34,693
Median Earnings
$1,128
Median Rent
$124,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units combine updated systems, included furnishings, off-street parking, and convenient access to Little Bohemia amenities.
Where is this duplex located?
The property is located at 2326 S 12th Street Omaha, NE.
What is the asking price?
The asking price for this property is $309,900.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 1 bathroom per unit; 1,970 square feet on a 0.11‑acre lot; Major updates include HVAC, ductwork, electrical, siding, and windows
